17 November 2008 · Delegated - Senior Planning Officer
Brookfield, Little Mill Road, Onchan, Isle Of Man, IM4 5bf
The proposal sought approval in principle for a modest single-storey 'daughter's annexe' dwelling with a 75m² footprint in the rear garden of Brookfield, a semi-detached house on the rural western side of Little Mill Road in Onchan.
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The officer assessed the site as within countryside designated as open space and unsuitable for development owing to pollution risk to existing or future public water supply near Clypse and Kerrowdhoo…
Policy O/RES/P/22 (Onchan Local Plan)
Prohibits new dwellings outside residential areas, particularly in rural Onchan countryside of high landscape value. Officer found proposal contrary as site is open space in countryside with no exceptional circumstances to override presumption against development.
Policy O/NC/P/2
Presumes against development adversely impacting ecological interest areas. Site partly in ecological/semi-natural vegetation; proposal would encroach without justification.
Strategic Policy 2 - Priority for new development to identified towns and villages
Limits development to towns/villages or sustainable extensions; countryside only in exceptional cases. No exceptions applied here.
Spatial Policy 5
Development only in defined settlements or per General Policy 3 countryside exceptions. Site fails all listed exceptions.
General Policy 3
Prohibits development outside zoned areas except specific exceptions (e.g. agricultural housing, conversions). Single dwelling does not qualify.
Environment Policy 1
Protects countryside/ecology unless overriding national need with no alternative. Pollution risk to reservoirs outweighed any personal needs.
Housing Policy 4
New housing only in settlements or specific rural exceptions. Proposal fails as unwarranted countryside encroachment.
Do not oppose subject to condition requiring on-site car parking provision in accordance with Isle of Man Strategic Plan 2007 standards
The original application (08/01811/A) for approval in principle for a dwelling was refused by the Planning Authority citing Onchan Local Plan policies O/RES/P/22 and O/NC/P/2, and Strategic Plan policies confining development to towns/villages and protecting countryside. The appellant argued for the bungalow to allow their daughter to live nearby for support in old age, with available access and drainage. The inspector found the site in protected countryside/AHLVSS, no overriding need or lack of alternatives justifying exception under GP3, dismissed water pollution concerns as conditionable, and accepted access prospects. The Minister accepted the inspector's recommendation to dismiss the appeal on 6 April 2009.
Precedent Value
Reinforces very high bar for countryside infill housing even for family carers; applicants must prove no feasible alternatives in settlements and meet exact GP3 criteria. Nearby refusals set consistent precedent for AHLVSS protection.
Inspector: David Ward
