31 July 2018 · Planning Committee
Field 624255, Glen Mona Loop Road, Glen Mona, Ramsey, Isle Of Man, IM7 1hg
The proposal is for approval in principle to erect a dwelling on an open field (Field 624255) on the eastern side of Glen Mona Loop Road, south-east of Glen Mona village, between two existing properties with mature landscaping boundaries.
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The officer concluded the site is in open countryside, not zoned for development under the 1982 Development Plan, and a dwelling would harm the character and quality of the landscape, contrary to Envi…
Strategic Policy 4
Sets settlement hierarchy; Glen Mona not a service village, to maintain character with housing for local needs only via area plans defining boundaries. Site outside any boundary, part of ribbon not in built-up Glen Mona.
Spatial Policy 5
New development within defined settlements; countryside only per General Policy 3. Site not within settlement boundaries.
Strategic Policy ST2
New development primarily in towns/villages or urban extensions; countryside only in exceptional cases. No exception applies here.
Strategic Policy 10
Promote integrated transport minimising car journeys; site rural, walking distance to pub/school but no shops/services, likely car-dependent.
General Policy 3
No development outside zoned areas except specific exceptions (e.g. agricultural housing, redundant buildings); none apply to new open countryside dwelling.
Environment Policy 1
Protect countryside/ecology unless overriding national need with no alternative; no such need, development harms countryside.
Environment Policy 2
Protect AHLV character unless no harm or essential; site in AHLV, open views from road would be harmed/blocked.
Housing Policy 4
New housing in towns/villages or extensions; countryside only for exceptions like agricultural housing; none apply.
Transport Policy 4
Highways must accommodate traffic safely; visibility splays and parking feasible.
Transport Policy 7
Parking per standards; site can provide 2+ spaces and turning.
noted field gate (enforcement issue), land not used agriculturally for years, Glen Mona Loop Road subject to ribbon development; agreed not to object to principle of residential use subject to REM application
no objection; acceptable parking for 3 cars subject to layout; requested deferral for access/visibility details but did not object outright
Highways Division deferred their response pending clarification on access details and visibility splays, while Garff Commissioners raised concerns about unapproved works but would not object to approval in principle subject to a Reserved Matters application.
Key concern: Unclear access position and visibility splays due to lack of scale plans (Highways)
Department of Infrastructure (DOI) Highways Division
No CommentDefer - awaiting information; Splays of 2.4m x 25m would be required with no obstructions above 1.05m in height within the splay areas.; Highway Services requests that the application is deferred to allow the applicant to consider the above.
Garff Commissioners
Conditional No ObjectionConcerns were raised in regard to the unapproved erection of a new field opening, and in regard to the precedent an approval on this agricultural land could have further consequences in the absence of a local plan.; should the Planning Committee approve this application, the Commission would not object to the principle of residential use for this land; subject to an REM application.
Conditions requested: subject to an REM application
The original application for approval in principle for a dwelling in Field 624255, Glen Mona Loop Road, was refused by the Department due to countryside location, landscape harm, and policy conflicts. Appellant argued the site was infill within Glen Mona village under Spatial Policy 4, would not harm landscape character, met local housing need for elderly care, and was sustainable. Inspector found the site in countryside, harmful to landscape and views, unsustainable, and personal circumstances insufficient, recommending dismissal. Minister agreed on special circumstances but disagreed on settlement policy, countryside effect (viewing it as infill not harming landscape), and sustainability (due to public transport access), allowing the appeal subject to conditions including reserved matters, single dwelling limit, and height restriction.
Precedent Value
This appeal demonstrates Ministers can overturn Inspector recommendations by reinterpreting countryside policies to prioritise specific site context (infill vs open countryside) and nuanced sustainability readings. Future applicants in ribbons near villages should emphasise perceptual enclosure, retained views, and transport links over personal needs.
Inspector: Michael Hurley
