16 February 2007 · Director of Planning and Building Control (M. I. McCauley)
Field 134341, Clanagh Road, Sulby, Isle Of Man, IM7 3ab
The proposal was for approval in principle to erect three private dwellings on Field 134341, an agricultural field on the eastern side of Clanagh Road (A14) in Sulby, between existing houses Hendre and Hill View, and northwest of Sulby village.
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The officer assessed the site as unzoned 'white land' under the Isle of Man Planning Scheme (Development Plan) Order 1982, emphasizing that residential development is strictly confined to zoned areas …
General Policy 3
Requires development only in zoned areas except specific countryside exceptions like agricultural housing or infill. Officer found proposal did not meet any exceptions as it was three private dwellings on unzoned agricultural land, not infill or essential farm need.
Residential Development - Houses in the Countryside
Discourages countryside housing except for viable agricultural holdings; para 3 protects unzoned areas, para 5 notes countryside fragility, para 6 limits to agricultural need. Site unzoned with no agricultural justification, constituting intrusion.
Do not oppose subject to conditions on sight lines, parking per Manx Roads 1, turning facilities, and reserved matters for access
No comment on merits, request informative note on utilities
No comment on merits, request informative note on connections
Interest expressed
Sites may fall in residential area but lacks supporting info; suggest defer
Multiple private individuals and the Society for the Preservation of the Manx Countryside and Environment objected to the application citing agricultural zoning, ribbon development, traffic hazards, privacy loss, and infrastructure issues; IoM Water Authority and Manx Electricity…
Key concern: land is zoned for agriculture only and not for development
IoM Water Authority
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request 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: condition of planning be that 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 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, tel. 69 59 58
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application. Please contact our Network Operations Department
Conditions requested: condition of planning be that the applicant must contact the Authority; Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
Andrew Jessopp
No CommentAlthough I believe that the sites fall within an area zoned 'residential' there are no supporting statements with the applications to give sufficient information as to what is proposed. So I suggest the applications should be deferred pending the submission of a bit more detail.
Society for the Preservation of the Manx Countryside and Environment
ObjectionThe Society STRONGLY OBJECTS to new housing development in the countryside.
The original application 06/01827/A for approval in principle for three dwellings was refused by the Planning Committee. The appellant argued the site was white land within Sulby, suitable for logical infill, supported by housing needs and precedents. The Council defended refusal citing lack of zoning, conflict with Circular 1/88 and Strategic Plan Policy 3, and location outside Sulby Local Plan. The inspector found the site in countryside, not infill, and rejected housing supply and infill arguments as insufficient to outweigh policy objections. The inspector recommended dismissal of the appeal.
Precedent Value
Appeals for unzoned sites in countryside will fail without clear policy exceptions, even with housing shortages. Applicants must prove site is within built-up area per local plans; infill must be small-scale gaps.
Inspector: David Bushby BA [Hons] MCD MRTPI
