14 August 2006 · Planning Committee
Close Mooar, Glen Darragh Road, Glen Vine, Isle Of Man, IM4 4be
The proposal sought approval in principle to build four detached dwellings on an unzoned field/paddock located between the Heritage Trail (former railway line), Glen Darragh Road, and the existing dwelling Close Mooar, south of Glen Vine.
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The officer assessed the site as on the edge of built development in a transition area to open countryside, adjacent to the former railway line, with no pedestrian footways, confirming its open charac…
Planning Circular 1/88
States open countryside areas should remain substantially free from development. Officer applied this to refuse due to visual impact on open character from key viewpoints.
No objection subject to contact for electricity supply
No objection in principle subject to discussion on mains drainage layout
no objection
Interest expressed
Multiple objections from Marown Parish Commissioners and environmental groups citing zoning, traffic safety, and visual impact; utilities and drainage have no objections subject to standard conditions; no highways response specific to this application.
Key concern: land is not zoned for development and lies within Nature Conservation Zone
Drainage Division, Department of Transport
Conditional No ObjectionNO OBJECTION In principle subject to:
Conditions requested: The applicant is encouraged to discuss a possible mains drainage layout with the Drainage Division prior to submitting any detailed planning application for this development.
Marown Parish Commissioners
ObjectionMy Commissioners are opposed to this application for the same reasons as they opposed the earlier application 05/00092/A
Society for the Preservation of the Manx Countryside and Environment
ObjectionThe Society STRONGLY OBJECTS to any development thereon; The Society continues to STRONGLY OBJECT
Manx Electricity Authority
Conditional No ObjectionSee Note 2
Conditions requested: a condition of planning be that the applicant must contact the Authority; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
IoM Water Authority
Conditional No ObjectionSee Note (1)
Conditions requested: a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes; For connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the IoMWA Planning and Projects Section
The original application for approval in principle for 4 detached dwellings on a field designated as Open Space in the 1982 Development Plan was refused by the Planning Authority for reasons including contrary to zoning, inadequate access, unsustainable development, lack of mains drainage, prejudicial to the development plan, and streetscape issues. The appellant reduced the proposal from 6 to 4 dwellings, addressed access and visibility concerns through discussions with the Department of Transport, refuted flooding claims, noted no drainage objections, cited recent approvals on unzoned land nearby as precedent, and argued the site is infill rather than countryside encroachment. The Council defended the refusal emphasizing the site's unzoned status, transition to open countryside, visual impact from the road and railway line, and prematurity prejudicing the development plan, while acknowledging improvements in drainage and some access aspects but maintaining highway objections. The Inspector identified two main issues: unzoned status and access suitability; he found recent developments created an anomaly on plans but on-site the site marks a transition to countryside, making approval inappropriate without development plan assessment, and access concerns were resolvable but not outweighing zoning. The appeal was dismissed.
Precedent Value
This appeal demonstrates that even with addressed technical objections and local precedents, unzoned sites at the edge of settlements will likely be refused if they mark a transition to countryside, pending new development plan allocation. Future applicants should prioritise sites clearly within settlement boundaries or await plan rezoning indications.
Inspector: Terrence Kemmann-Lane
