21 September 2004 · Planning Committee (on review, on written evidence)
Land Adjacent To, Sheeoil, Jurby Road, Lezayre, Ramsey, Isle Of Man, IM7 2ea
The proposal sought approval in principle to build a dwelling on a triangular parcel of garden land next to the existing house Sheeoil, about 300m west of Ramsey's built-up area along Jurby Road (A10).
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The Planning Committee refused the application because the site is located in open countryside outside any area zoned for residential development under the Isle of Man Planning Scheme (Development Pla…
Residential Development - Houses in the Countryside
Discourages new houses in countryside except for agricultural holdings, to protect fragile rural areas and enable infrastructure planning; proposal lacks agricultural need and would encroach into unallocated land. Assessed as new greenfield housing contrary to paras 3, 6, with nearby precedents dismissed as non-residential or brownfield.
No adverse traffic impacts, subject to conditions on parking, visibility splays, and forward manoeuvring
Department of Transport Highways Division raised no objection subject to a parking condition, while Lezayre Parish Commissioners objected due to the site not being in a zoned development area and causing ribbon development.
Key concern: The proposed plot is not in a zoned area for development
Department of Transport Highways Division
Conditional No ObjectionNo adverse traffic impacts, subject to the imposition of the following conditions:; Parking arrangements on site shall comply with the provisions of Manx Roads 1.; Reason for condition: In the interests of road safety.
Conditions requested: Parking arrangements on site shall comply with the provisions of Manx Roads 1.
Lezayre Parish Commissioners
ObjectionHave refused the application on the following grounds: The proposed plot is not in a zoned area for development. It would cause ribbon development.
The original application PA 04/01595/A for approval in principle for a dwelling was refused by the Planning Committee on 21 September 2004 and on review on 30 November 2004, citing the site's location outside residential zoning contrary to the Isle of Man Planning Scheme (Development Plan) Order 1982. Appellant argued the site forms part of the existing residential curtilage of Sheeoil, is an infill plot in a residential neighbourhood, and cited nearby developments at Cronk Ruagh and Baldromma Farm plus a precedent at Oatlands Bungalow. The Council defended the refusal emphasizing strict countryside policies under Planning Circular 1/88 (Revised) and distinguishing other sites as brownfield or non-residential. The inspector concluded the site's residential curtilage and infill status do not override policy to keep unzoned countryside substantially free from development, rejected comparators, and recommended dismissal of the appeal.
Precedent Value
This appeal confirms strict enforcement of zoning and countryside policies; infill or curtilage arguments fail without specific policy exceptions. Future applicants must demonstrate unique compliance or overriding need, not rely on nearby departures.
Inspector: David Ward
