24 August 2006 · Director of Planning and Building Control (M. I. McCauley)
Jamf, Gordon Lane, Gordon, Peel, Isle Of Man, IM5 3as
The proposal was for approval in principle to erect a single detached dwelling with garage on a grassed site adjacent to Jamf on Gordon Lane, a rural location east of the A27 and north of Gordon Lane in Peel.
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The officer assessed the proposal against established policies in Circular 1/88 and the 1982 Development Plan, noting the site is not zoned for residential development and lies in countryside of High …
Residential Development - Houses in the Countryside
Discourages residential development in the countryside except for agricultural needs; distinguishes between countryside and hamlets but requires exceptional circumstances. The officer applied this strictly, noting no justification and risk of sporadic development, confirmed by prior refusal.
Guide to the design of residential development in the countryside
Patrick Commissioners referenced requirements for new countryside buildings; officer noted but did not fully assess as primary zoning policy failure was determinative.
Multiple consultees responded to application 06/00928/A for approval in principle of a dwelling with garage at Land Adjacent To Jamf Gordon Lane, Gordon, Peel (Patrick Parish), with objections from Manx Electricity Authority, Traffic Engineer, Patrick Parish Commissioners, Societ…
Key concern: proposed building too close to LV overhead line requiring diversion
Manx Electricity Authority
ObjectionThe Manx Electricity Authority wish to object to the above planning application on the grounds that the proposed building is too close to the LV overhead line.; This overhead line will require to be diverted underground
Conditions requested: contact Anthony Kinrade our Operations and Maintenance Manager to discuss these plans; All work to be carried out in accordance with Health & Safety Guidance Notes GS6
IoM Water Authority
Conditional No Objectionrequest that a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes
Conditions requested: the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws; For single connections to a water main (i.e. a single dwelling) the applicant should contact loMWA Customer Services, tel. 69 59 49
Traffic Engineer
ObjectionVisibility splays of 2 metres by 215 metres are required onto the A27 Secondary Route to serve the needs of this development.; The access lane will serve more than five houses and should be 4.1 metres wide at inter visible locations to facilitate the two way passage of traffic at the A26 junction and along the lane.
Patrick Parish Commissioners
ObjectionThe Commissioners have considered the above application and wish to make the comment that any new dwelling must satisfy all the requirements for “New Buildings in the Countryside.”; The Commissioners are opposed to the construction of a dwelling on this site.
Patrick Commissioners
ObjectionUnless the applicant can show good reason to overturn these policies the Commissioners request the Inspector to recommend refusal.
Society for the Preservation of the Manx Countryside and Environment
ObjectionThe Society STRONGLY OBJECTS; We can see no justification whatsoever for this new dwelling in the countryside.
The original application for approval in principle for a dwelling with garage was refused under delegated powers for being unzoned in the 1982 Development Plan. The appellants argued it was natural infill in a rural settlement, citing flexibility in policy, family needs, and support from neighbours and Parish. The inspector rejected this, finding no justification for countryside development under Circular 1/88, the site not qualifying as infill in a small group of less than six dwellings, potential precedent for sprawl in High Landscape Value area, and inability to provide required highway improvements within appellant ownership. The appeal was dismissed, upholding the refusal.
Precedent Value
Reinforces strict countryside policy under Circular 1/88; infill arguments only viable in defined hamlets/villages, not small rural groups; highway constraints must be resolvable within ownership; future applicants need strong policy justification beyond vitality claims.
Inspector: David G Hollis
