5 September 2003 · Minister for Local Government and the Environment - Planning Committee decision confirmed on appeal
Woodland Manor, Little Mill Road, Onchan, Isle Of Man, IM4 5bd
The proposal sought approval in principle for holiday cottages on a 0.8ha grassy field in rural Onchan, currently used for grazing horses, enclosed by mature hedges. No specific numbers, sizes or materials were detailed.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The site is designated Open Space on the Onchan Local Plan and unsuitable for development due to pollution risk to existing/future water supply from nearby Clypse/Kerrowdhoo reservoirs, contrary to pr…
Tourist Accommodation in Rural Areas
Permits tourist accommodation in rural areas only if no adverse visual impact, traffic, noise or infrastructure demands. Officer assessed proposal fails as substantial site would urbanise scattered rural character without mitigation, generate unsuitable traffic, strain services.
Policy O/RES/P/22 (Onchan Local Plan)
Prohibits new dwellings outside residential zones, especially rural areas protected by Planning Circular 1/88 and high landscape value per Island Strategic Plan. Site in rural Open Space; development erodes countryside despite scattered houses.
The original applications for holiday cottages and first time buyers homes on open countryside land at Little Mill, Onchan were refused by the Planning Committee due to conflict with the Onchan Local Plan designating the site as unsuitable for development owing to water pollution risks, poor highway access, infrastructure constraints, and visual impact on rural character. The appellant argued precedents from nearby approvals, housing and tourism needs, low-grade agricultural land, and mitigable concerns via landscaping and conditions. The council defended refusal citing the adopted Local Plan, highway safety on narrow roads, water supply objections, lack of drainage, and estate-style development inappropriate for open countryside. The inspector concluded the proposals conflicted with the Local Plan, would harm rural character, endanger highway safety, and strain water supply without overriding justification, recommending dismissal of both appeals.
Precedent Value
This appeal demonstrates that recently adopted Local Plans (post-inquiry/Tynwald) carry very strong weight; greenfield development in designated open countryside faces high refusal risk even with claimed precedents or needs, unless compelling site-specific evidence provided. Future applicants must prioritise policy compliance over general demand arguments.
Inspector: J Trevor Graham
