25 July 2008 · Planning Committee
Rockside, Dreemskerry Road, Ballajora, Ramsey, Isle Of Man, IM7 1bl
The proposal sought permission to change derelict pasture land (fields 621389 & 621390) next to the applicant's home, Rockside, into a managed wildlife habitat with ponds, pathways, vegetable garden, polytunnel, composting area, seating areas, willow tunnel, steps and a summer house.
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The officer considered the proposal would introduce a 'domesticated appearance' to the site through the summer house, willow tunnel and steps, effectively extending the residential curtilage of the ad…
Environment Policy 2
Protects character of Areas of High Landscape or Coastal Value and Scenic Significance (AHLVs). Development permitted only if it does not harm landscape character/quality or location is essential. Officer found summer house, willow tunnel and steps introduce domesticated appearance harming landscape in AHLVSS, with no overriding need or suitable alternative shown.
General Policy 2
Permits development in line with zoning/plans if it respects surroundings, does not adversely affect landscape character or prejudice adjoining land uses per (c) and (k). Site in High Landscape Value zoning adjacent to mineral working; leisure features near quarry could prejudice operations despite no current approval.
Environment Policy 1
Protects countryside/ecology outside settlements unless overriding national need. Site is countryside/open space; proposal for managed habitat claimed ecological benefit but domestic elements tipped against protection.
General Policy 3
Restricts development outside zoned areas except specific exceptions (e.g. agriculture, minerals). Change of use to managed habitat/recreation not within exceptions like essential agriculture or overriding need.
no objections; proposals will in general enhance the environment
no objection but reminded Committee of proximity to outstanding quarry application PA 07/01841 called in by Council of Ministers
support as it forms beginnings of 'permaculture' type project conforming to sustainable living principles
The original application PA08/494/C sought change of use from pasture to managed habitat with features including ponds, pathways, paddock, vegetable garden, polytunnel, composting area, seating areas, rockery, willow tunnel and summer house on fields adjacent to Rockside, Dreemskerry Road, Ballajora, Ramsey. It was refused by the Planning Committee for introducing domestic scale features into an agricultural/natural landscape, contrary to General Policy 2(k) and Environment Policy 2 of the Strategic Plan, harming the High Landscape Value area. The appellant argued the features would not be visible, promote sustainable use and natural planting to mitigate nearby quarry effects, supported by neighbours, Maughold Commissioners and contrasting with approved quarry/Seacroft developments. The inspector found the proposal would domesticate the natural hillside appearance, significantly harming the landscape character contrary to Environment Policy 2. The appeal was dismissed, upholding the refusal.
Precedent Value
This appeal demonstrates strict enforcement of landscape policies in High Landscape Value areas; even modest domestic/recreational features on natural pasture can be refused if they alter the wild character, regardless of sustainability claims or nearby precedents.
Inspector: David G Hollis
