30 May 2014 · Minister for Infrastructure, the Hon P A Gawne MHK (on appeal, confirming Planning Committee refusal)
Land To Rear Of, The Lancashire House, Main Road, Santon, Isle Of Man, IM4 1hs
Haven Homes Limited applied for approval in principle to develop a site comprising the former Lancashire Hotel, Furness Cottage, and land to the rear with residential housing and a new highway access. The proposal aimed to provide additional housing along with play, recreation, and community facilities.
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The Minister accepted the appointed person's recommendation to dismiss the appeal and confirm the Planning Committee's refusal.
Strategic Policy 2 - Priority for new development to identified towns and villages
Strategic Policy 2 relates to site designations in the Strategic Plan. The site is not designated for development, making it unsuitable for significant additional housing.
General Policy 3
General Policy 3 concerns development in appropriate locations. The proposal conflicts due to the site's lack of sustainability and amenities.
Strategic Policy 4
Spatial Policy 4 addresses spatial planning principles. The development prejudges the Area Plan for the East and assumes inappropriate expansion.
Environment Policy 1
Environment Policy 1 protects environmental designations. Majority of site not designated for development, rendering proposal contrary.
Environment Policy 2
Environment Policy 2 safeguards environment. Proposal unsuitable given site's environmental context and lack of designation.
The original application for approval in principle for residential development including new highway access on the site of former Lancashire Hotel, Furness Cottage and rear land was refused by the Department on 30 May 2014, primarily for lacking land use designation, unsustainability, absence of need assessment, and conflict with Strategic Policy 2, General Policy 3, Spatial Policy 4, and Environment Policies 1 and 2. The appellant argued the scheme met local needs for housing, affordable units, shop, playing fields and facilities, supported by Santon Parish Commissioners, complied with Strategic Plan aims, utilised redundant tipped land, and followed precedents. The Council defended the refusal citing locational unsustainability, lack of local facilities and need evidence, potential prejudice to Area Plan preparation, and conflict with spatial strategy. The inspector found the proposal conflicted with the settlement hierarchy and Spatial Policy 4 by substantially expanding Newtown into countryside without demonstrated local need, doubted shop viability, noted highway concerns, and concluded benefits did not outweigh policy conflicts. The inspector recommended the Minister dismiss the appeal.
Precedent Value
This appeal demonstrates that substantial expansions of small villages require Area Plan allocations or strong local need evidence; ad hoc approvals risk prejudicing plan-making. Future applicants should prioritise sites within defined boundaries and provide robust sustainability assessments tied to policy frameworks.
Inspector: Alan Langton
