09/01649/ARefused

8 February 2010 · Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)

Approval in principle for the erection of a detached dwelling

Field 314293, Staarvey Road, Peel, Isle Of Man, IM5 2aj

Received7 Oct 2009

Validated14 Oct 2009

Decided8 Feb 2010

4 months

Received7 Oct 2009

Validated14 Oct 2009

Decided8 Feb 2010

4 months

Why was this refused?

High Landscape or Coastal Value designation
Lack of zoning for development
Failure to meet countryside housing exceptions
Insufficient highway access details
Policy presumption against countryside dwellings
No comparable recent permissions

The proposal sought approval in principle to erect a single detached family dwelling on part of a 1.5 hectare agricultural field (Field 314293) off Staarvey Road in German, accessed via an existing agricultural gate, approximately 60m from the road.

Refusal Reasons

✗The erection of a detached dwelling on the proposed site which is located within an area of High Landscape or Coastal Value and Scenic Significance not designated for development would be contrary to established planning policies aimed at protecting the Manx countryside and directing new residential development to locations that accord with sustainable development principles, in particular General Policy 3 and Environmental Policies 1, 2 and Housing Policy 4 of the Isle of Man Strategic Plan.
✗Insufficient information has been submitted to demonstrate that safe vehicular access can be provided to the proposed dwelling and that any engineering works associated with the required visibility splays would not have an unacceptable impact upon the surrounding area which is recognised as being of High Landscape or Coastal Value and Scenic Significance.

Documents (12)

Officer Report Decision Notice Location Plan Application Form

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Decision & Reasoning

Refused8 February 2010

The officer emphasized a 'very strong presumption against the proposed development' as the site is not zoned for development and lies within an area of High Landscape or Coastal Value and Scenic Signi…

Policies Assessed (4)

GP3

General Policy 3

Requires development only in zoned areas except specific exceptions (e.g. agricultural housing, redundant building conversions, replacements). Officer found no exceptions applied to this new open-field dwelling, creating a strong presumption against it.

ENV1

Environment Policy 1

Protects countryside outside settlements unless overriding national need with no alternative. Proposal adversely affects countryside with no such justification.

ENV2

Environment Policy 2

Prioritises landscape character protection in High Landscape or Coastal Value areas unless no harm or essential location. New dwelling would harm character without meeting tests.

HP4

Housing Policy 4

Permits new countryside housing only for agricultural workers, redundant building conversions, or replacements. Proposal fits none of these exceptional circumstances.

Public Comments (2)

ObjectionDepartment of Transport Highways Division(statutory consultee)

ObjectionGerman Parish Commissioners(parish)

Consultation Responses

Highways Division objects due to insufficient information provided; German Parish Commissioners object on grounds that the land is not zoned for development; a professional interest representation expresses interest without recommendation.

Key concern: land is not zoned for development

Highways Division

Objection

Objection; Application does not supply enough information to provide a detailed response

German Parish Commissioners

Objection

My Commissioners object to this application on the grounds that the land is not zoned for development as far as they are aware.

G A Clark

No Comment

I am interested in the decision on this application I have only a professional interest in the application and site.

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People

Steve Stanley

Case Officer

MP Associates Ltd

Applicant

Key Information

Reference: 09/01649/A
Decision: Refused
Date: 8 February 2010
Parish: German
Property: 🌾 Agricultural - Applicable to land in farm ownership and not run as a separate business enterprise
Year: 2009
Type: Approval in Principle
Category: New / Dwelling
Scale: minor

Property Details

Property Type: agricultural
Proposal Type: new build
Context: rural

Property Planning History (3)

23/01033/BApproved2023

Erection of three stables alongside existing agricultural building and additional use of existing and proposed building and site for equestrian as well as agricultural purposes, installation of pipe within existing ditch and mesh on the access lane (retrospective)

21/01111/BApproved2021

Erection of an agricultural storage building

09/01649/ARefused2009Viewing

Approval in principle for the erection of a detached dwelling

Source & Provenance

Official reference: 09/01649/A
Source authority: Isle of Man Government Planning & Building Control
Source system: Legacy IDOX planning platform
Official record URL: No stable public per-record URL
First indexed: 20 Sept 2025, 19:47
Last synced: 3 Mar 2026, 12:54
Licence: Isle of Man Open Government Licence

Why was this refused?

High Landscape or Coastal Value designation

Lack of zoning for development

Failure to meet countryside housing exceptions

Insufficient highway access details

Policy presumption against countryside dwellings

No comparable recent permissions

Refusal Reasons

✗The erection of a detached dwelling on the proposed site which is located within an area of High Landscape or Coastal Value and Scenic Significance not designated for development would be contrary to established planning policies aimed at protecting the Manx countryside and directing new residential development to locations that accord with sustainable development principles, in particular General Policy 3 and Environmental Policies 1, 2 and Housing Policy 4 of the Isle of Man Strategic Plan.
✗Insufficient information has been submitted to demonstrate that safe vehicular access can be provided to the proposed dwelling and that any engineering works associated with the required visibility splays would not have an unacceptable impact upon the surrounding area which is recognised as being of High Landscape or Coastal Value and Scenic Significance.

Policies Assessed (4)

GP3

General Policy 3

ENV1

Environment Policy 1

Protects countryside outside settlements unless overriding national need with no alternative. Proposal adversely affects countryside with no such justification.

ENV2

Environment Policy 2

Prioritises landscape character protection in High Landscape or Coastal Value areas unless no harm or essential location. New dwelling would harm character without meeting tests.

HP4

Housing Policy 4

Permits new countryside housing only for agricultural workers, redundant building conversions, or replacements. Proposal fits none of these exceptional circumstances.

Consultation Responses

Key concern: land is not zoned for development

Highways Division

Objection

Objection; Application does not supply enough information to provide a detailed response

German Parish Commissioners

Objection

My Commissioners object to this application on the grounds that the land is not zoned for development as far as they are aware.

G A Clark

No Comment

I am interested in the decision on this application I have only a professional interest in the application and site.