6 August 2003 · Planning Committee on review
Knockrushen House, Scarlett, Castletown, Isle Of Man, IM9 1ta
The proposal sought approval in principle to build two dwellings on the garden area southwest of Knock Rushen House, a large three-storey property bounded by high stone walls (3-4m), mainly lawn, at the southwestern edge of Castletown's built-up area adjoining open countryside.
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The Planning Committee refused because the site is not zoned for further residential development in the current adopted Castletown Local Plan (designated Private Woodland) and development would detrac…
Castletown Local Plan Policy 13.4
Policy requires safeguarding open space, both private and public, within the town from development unless specifically zoned for development. Site designated Private Woodland; proposal fails as unzoned residential development would erode private open space integral to the large house's setting.
No adverse traffic impacts, no objection subject to conditions on access, turning, sight lines and parking
Multiple responses including statutory consultees and local bodies; DOT Highways offered conditional no objection, Manx National Heritage requested conditions, while Castletown Town Commissioners objected on zoning and traffic grounds, alongside objections from heritage group and residents.
Key concern: The area is not zoned for residential usage but is shown as private woodland or parkland in the current Castletown Local Plan
DOT Highways
Conditional No ObjectionNo adverse traffic impacts, subject to the imposition of the following conditions
Conditions requested: The access drive arrangements shall comprise a turning feature to permit a motor car to turn round within the site, so that the vehicle can emerge from the site in forward gear.; Parking arrangements on site shall meet the requirements of the Planning Committee after consultation with the Highway Authority.; The access, including the sight lines, shall meet the requirements of the Planning Committee after consultation with the Highway Authority.
DOT Highways
No CommentThe Highways Division does not wish to make further representation to the forthcoming review, beyond the response in the initial letter.
Manx National Heritage
Conditional No Objectionthe Committee should consider the suitability of the site for development, the number of houses which can safely be accommodated without visual intrusion, and the size of any dwellings
Conditions requested: any approval given should recognise the visual sensitivity of the area, and should take appropriate measures by condition to limit the number and size of any dwellings permitted
Castletown Town Commissioners
Objectionrecommend that the application ... be refused
Castletown Town Commissioners
Objectionthe Commissioners have nothing further to add to their views submitted by letter dated 16 July
Castletown Heritage Limited
ObjectionWe request the committee refuse this application.
The original application (03/00597/A or 03/0527) for approval in principle for two dwellings on the garden curtilage of Knock Rushen House was refused by the Planning Committee on 31 July 2003 and confirmed on review on 26 September 2003, citing conflict with Private Woodland zoning under Policy 13.4 of the Castletown Local Plan 1991 and harm to the character and setting of the existing dwelling. The appellant argued the site is established residential garden within town boundaries, suitable for infill with minimal impact, following pre-application discussions. The Council defended the refusal emphasising safeguarding of open space, loss of garden contributing to the landscape setting of the large house, and contentious residential zoning nearby. The inspector concluded the development would markedly harm the house's setting and be visible from the coast road and countryside, adversely affecting its prominence as the end of the built-up area. The appeal was recommended for dismissal.
Precedent Value
This appeal demonstrates that development in the garden of a prominent edge-of-settlement house will be resisted where it harms the landscape setting, even if within walled curtilage and argued as infill; applicants must provide robust evidence addressing visibility from key public viewpoints and Local Plan open space protections beyond just zoning.
Inspector: R E Wilson
