16 February 2007 · Minister for Local Government and the Environment following appeal inspector report
Field 134209, Clanagh Road, Sulby, Isle Of Man, IM7 3ad
The proposal sought approval in principle for one dwelling on Field 134209, a narrow triangular plot in open countryside behind the property Carisbrooke on the eastern side of the A14 Clanagh Road, Sulby, Lezayre.
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The site lies on 'white land' unzoned for residential development under the 1982 Development Plan Order and 470m outside the Sulby Local Plan village boundary, constituting an unacceptable intrusion i…
General Policy 3
Restricts development outside zoned areas except specific cases like infill in identifiable groups (deleted for Sulby Local Plan area), agricultural housing, rural building conversions, or replacements. Site fails all exceptions as unzoned countryside plot not infill, no agricultural need, not between built development.
Residential Development - Houses in the Countryside
Discourages countryside houses except for viable agricultural holdings; land allocated to zoned village extensions to use infrastructure, remainder free from development. Site on fragile unzoned white land would encroach into countryside with disproportionate impact.
For single dwelling connection, contact IoMWA Customer Services tel. 695949
Sites fall within residential area but defer for more supporting detail
IoM Water Authority provided a conditional no objection requiring contact for water supply connection; multiple public objections from residents and Society for the Preservation of the Manx Countryside and Environment citing agricultural zoning, dangerous access, privacy loss, an…
Key concern: land zoned for agricultural use only, outside village residential zoning
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: 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 IoMWA Customer Services, tel. 69 59 49
Society for the Preservation of the Manx Countryside and Environment
ObjectionThe Society STRONGLY OBJECTS to new housing development in the countryside.; On the Sulby Village Local Plan the extent of the village ends at the old railway line and this site is therefore well outside any 'Residential' zonings.
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.
The original application for approval in principle for a dwelling on unzoned 'white land' behind Carisbrooke on Clanagh Road was refused by the Planning Committee primarily because it was not zoned for residential development and lacked agricultural justification, contrary to the 1982 Development Plan Order, Planning Circular 1/88, and Isle of Man Strategic Plan General Policy 3. The appellant argued the site was within Sulby's built-up area for logical infill, cited housing needs in the north of the Island under the Strategic Plan, and claimed adequate access via an established farm entrance with 2.1m x 2.1m visibility splays. The Inspector rejected these, finding the site 470m outside the Sulby Local Plan boundary in open countryside, not infill, and housing needs insufficient to outweigh objections; access required 2m x 36m splays unachievable due to lack of control over adjacent hedges. The Minister accepted the Inspector's recommendation to dismiss the appeal, confirming refusal with added highway reasons.
Precedent Value
Appeals for infill on unzoned white land must prove location within defined settlement boundaries per Local Plans, not just 30mph limits or scattered properties; housing need does not override countryside protection; verify highway standards apply correctly.
Inspector: David Bushby BA [Hons] MCD MRTPI
