16 July 2014 · Delegated - Senior Planning Officer (Chris Balmer, Sarah Corlett, Michael Gallagher, Jennifer Chance)
Land Adjacent To Field 131049 And, Vollan Crescent, Ramsey, Isle Of Man, IM8 3uj
The proposal involved approval in principle for erecting two semi-detached three-storey dwellings with contemporary design, each with two off-road parking spaces, on a 129m x 42m sloping grass site forming part of Mooragh Park Brooghs public open space, zoned as such under the Ramsey Local Plan 1998.
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The officer concluded there is a long-established presumption against new residential development on land not zoned for development, reinforced in three ways: the site is not zoned residential under t…
General Policy 3
Prohibits development outside areas zoned for development except in listed exceptional cases (e.g. agricultural housing, redundant rural building conversion, previously developed land with significant buildings). Officer assessed site lacks significant buildings or other exceptions, so proposal fails; not previously developed land reducing landscape impact.
Housing Policy 4
New housing confined to towns/villages or planned extensions, countryside only in exceptional cases like agricultural need or rural replacements. Officer found no exceptions apply in this unzoned urban open space site.
Environment Policy 42
Prohibits removal of open/green spaces contributing to visual amenity/sense of place, as identified in Area Plans. Site zoned public open space in Ramsey Local Plan; development would remove space forming nature break, harming character.
Recreation Policy 2
Prohibits loss of open space/recreation facilities unless alternative provision or community gain with no significant effect. No alternatives offered; loss harms public amenity without gain.
Strategic Policy 2 - Priority for new development to identified towns and villages
Concentrates development in service centres like Ramsey per Area Plan boundaries. Site within Ramsey but not designated for housing; other sites available.
Ramsey Local Plan Policy R/E/P8 Wildlife Sites
Presumption against development adversely affecting Mooragh Park Brooghs. Built development and engineering would significantly impact brooghs and visual amenities.
No objection subject to visibility splays, turning area, and highway works coordination
No comments on merits, requests informative notes if approved
The original application (14/00605/A) for approval in principle for two semi-detached dwellings on land adjacent to Field 131049, Vollan Crescent, Ramsey was refused due to conflict with Local Plan zoning as Areas of Open Space/Woodland (POS) and loss of public amenity. The appellant argued the POS zoning was erroneous based on historical deeds, prior residential use, and policy compliance including as previously developed land and infill, citing precedents and infrastructure availability. The Council defended the refusal citing Strategic Plan policies on zoning, POS protection, and visual character. The inspector found the site not zoned for development, not qualifying as previously developed land per General Policy 3 exceptions, not infill, and causing substantial harm to character and visual amenity from the seafront, recommending dismissal.
Precedent Value
Reinforces strict application of zoning in Local Plans; exceptions like previously developed land narrowly interpreted (blended remains disqualify); visual amenity from public vantage points protected even without access rights; proposals on unzoned open space in settlements require plan review, not appeals.
Inspector: Stephen Amos MA (Cantab) MCD MRTPI
