19 March 2013 · Delegated - Senior Planning Officer (Anthony Holmes)
Field 534582, Slegaby Ride, Onchan, Isle Of Man, IM4 5bw
The proposal was for approval in principle to erect a single dwelling on an undeveloped parcel of land within a field designated as open space under the Onchan Local Plan. No specific details of size, design, or materials were provided as all matters were reserved.
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The officer's assessment started with the site's designation as open space under the Isle of Man Planning Scheme (Onchan Local Plan) Order 2000, which carries a strong presumption against development …
Policy O/RES/P/22 (Onchan Local Plan)
Prohibits new dwellings outside areas designated for residential development, particularly in rural areas protected as countryside of high landscape value. The officer assessed the site as within open space designation in rural Onchan, directly contravening this policy with no exceptional justification provided.
Strategic Policy 1
Requires optimising previously developed land and locating development to utilise infrastructure. Site is undeveloped greenfield in countryside, failing efficient resource use and sustainability tests.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development primarily in towns/villages or sustainable extensions; countryside only in exceptional cases per para 6.3 (not met). Proposal in open space field fails this spatial strategy.
Strategic Policy 10
Requires development to promote integrated transport, minimise car journeys. Undeveloped rural site poorly served, with highways deferral on access.
Spatial Policy 2
Concentrates development in service centres like Onchan within defined boundaries. Site outside boundaries in open space.
Spatial Policy 3
For service villages with defined boundaries; site not within such.
Spatial Policy 4
For remaining villages, maintain character within boundaries; site in countryside.
Spatial Policy 5
Development within defined settlements; countryside only per General Policy 3 exceptions.
General Policy 3
Prohibits development outside zoned areas except specific exceptions (a-h) like agricultural housing or redundant building conversion; none apply to greenfield site.
Environment Policy 1
Protects countryside outside settlements unless overriding national need with no alternative; standard housing lacks this justification.
Housing Policy 4
New housing primarily in towns/villages; countryside only for agricultural need, redundant conversions, or replacements; infill in hamlet argued but site in designated open space field, not qualifying.
Deferred comment on the grounds that information is required on visibility splays from proposed access
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