29 July 2009 · Senior Planning Officer (delegated authority under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Field 114003, Nassau Road, Regaby, Ramsey, Isle Of Man, IM7 4al
The proposal sought approval in principle to erect a single-storey private dwelling (described as a 4-bed retirement bungalow) on an unzoned agricultural field on the southern side of Nassau Road, east of Regaby Crossroads in a rural area.
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The officer emphasized a 'long established presumption against new residential development in the countryside,' reinforced by the site not being zoned under the 1982 Development Plan Order and explici…
Environmental Policy 1
Protects countryside (land outside settlements or undesignated for development) unless overriding national need with no alternative. Officer found proposal adversely affects countryside protection without overriding need.
General Policy 3
Prohibits development outside zoned areas except specific exceptions (e.g. agricultural housing, rural building conversion). Officer confirmed none apply: not agricultural worker housing, no redundant building, no replacement dwelling.
Housing Policy 4
New housing primarily in towns/villages or extensions; countryside only for agricultural housing, rural conversions, or replacements. Officer noted site not in settlement, no qualifying exception.
no objections
Department of Transport objected due to insufficient information on parking, access, and visibility splays; utilities providers confirmed service availability with no objections; Bride Commissioners had no objections; one member of public objected on policy grounds.
Key concern: Insufficient information on off-street parking, access turning facility, and visibility splays per highways standards
Department of Transport
ObjectionDe-restricted road visibility splays of 2x54 metres are required. Splays shall be kept clear of any object, vegetation, or other obstructions of a height exceeding 1.05m above the land of the adjacent carriageway.
Isle of Man Water Authority
No ObjectionWe can confirm that the Water Authority would be able to provide a water service to the above noted dwelling.
Manx Telecom
No ObjectionManx Telecom have network equipment in the immediate vicinity of the proposed site and will be able to supply service if construction goes ahead
Manx Electricity Authority
No Commentplease complete the enclosed application form to enable us to progress your enquiry further.
Bride Commissioners
No Objection09/00849 - no objections
Andrew Jessopp
ObjectionThe proposal appears to be contrary to GP3 and no case has been made that one of the listed exceptions applies to this proposal.
The original application for approval in principle for the erection of a private dwelling was refused on 28 July 2009. Mr John Wright appealed the refusal on 18 August 2009, requesting written representations procedure. Notification letters were sent to parties including the Highways Division and parish commissioners. The appeal was forwarded to the Chief Secretary’s Office for an independent inspector. On 14 September 2009, the appellant withdrew the appeal, so the original refusal stands.
Precedent Value
This appeal sets no precedent as it was withdrawn before any substantive consideration or determination by the independent inspector. Future applicants should ensure commitment to pursuing the appeal to avoid wasted administrative effort.
