13 May 2014 · Planning Committee
Netherby, Douglas Road, Castletown, Isle Of Man, IM9 1tn
The proposal involved demolishing the existing detached dwelling 'Netherby' and redeveloping its 1 hectare site, located opposite the southern part of the Isle of Man Airport, with various layout options ranging from 7 to 20 detached, semi-detached, and terraced dwellings, including 25% affordable housing per Housing P…
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The officer noted the site is designated as Open Space on the recently adopted 2013 Area Plan for the South and lies outside Castletown's settlement boundary, making the development contrary to the pl…
General Policy 3
Prohibits development outside areas zoned on Area Plans except in specified exceptional cases (a-h listed). Officer assessed the proposal does not qualify under any exception (not agricultural housing, redundant building conversion, etc.) as site has existing dwelling but no presumption for more in non-designated Open Space.
Strategic Policy 1
Requires optimising previously developed land and efficient site use. Officer noted inefficient use of large site with dwelling in corner but did not outweigh non-designation.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development in towns/villages or sustainable urban extensions, countryside only exceptionally. Site not in settlement or extension, in countryside/Open Space.
Strategic Policy 3 - To respect the character of our towns and villages
Protects settlement character by avoiding coalescence. Site development would not merge settlements due to screening but still contrary to plan.
Housing Policy 5
Requires 25% affordable housing in schemes of 8+ dwellings on zoned land. Proposal included this but site not zoned residential.
Do not oppose but suggest no more than seven dwellings
Do not oppose but seek safeguards for archaeological features and retention of existing trees
Note land required for access, internal roads could link, drainage involves external land (corrected as self-contained)
The original application for approval in principle to redevelop the 1ha site of Netherby, a large detached house, into a residential layout of 7-20 dwellings was refused because the site is outside Castletown's settlement boundary and unzoned in the recently adopted Area Plan for the South 2013. The appellant argued the site is previously developed land in a residential enclave, housing need justifies optimisation, prior approvals exist, and adjacent SR2 rezoning changes context without prejudicing the Green Gap. The Inspector found the proposal contrary to the Development Plan, harmful to Green Gap openness, and recommended dismissal. The Minister disagreed, finding the 7-dwelling layout would not erode separation or openness between Castletown and the Business Park, satisfied it complies with Strategic Plan 2007 and Area Plan 2013, and approved subject to conditions limiting to 7 units in parkland setting with tree retention, archaeology survey, and highway improvements.
Precedent Value
Shows Ministers can diverge from Inspectors on Green Gap interpretation if evidence shows no erosion of openness; low-density parkland layouts on unzoned sites near settlements may succeed despite policy if detailed design safeguards character; future applicants should prioritise illustrative low-density schemes and consensus on quantum.
Inspector: Alan Langton
