4 December 2023 · Planning Committee
Gloccor Morra, Douglas Head, Douglas, Isle Of Man, IM1 5bw
The site at Gloccamora, Douglas Head, includes a two-storey detached dwelling and adjacent scrub land recently cleared, rising sharply north to south, located on Fort Anne Road opposite the Remembrance Garden and in front of the Manx Radio building.
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The officer concluded refusal primarily because a large portion of the site falls outside the defined development boundary in the Area Plan for the East, designated as unzoned countryside, making high…
Strategic Policy 1
Requires prioritising development in key centres like Douglas but only on zoned land; site partially unzoned, so high-density residential fails spatial strategy test.
Spatial Policy 5
Limits countryside development to GP3 exceptions (e.g. agriculture, essential needs); apartment block does not qualify, conflicting with Area Plan East unzoned designation.
General Policy 2
Sub-clauses (b) visual amenity, (c) landscape/townscape character failed as development harms open setting and long-distance views despite adequate neighbour amenity.
General Policy 3
Presumes against countryside development unless specific exceptions met; high-density apartments on unzoned scrub land do not qualify.
Development within Conservation Areas (Emerging Isle of Man Strategic Plan, 6.2.6)
Requires HSWI consultation with public safety overriding; Inner Zone Level 2 housing advised against per HSE matrix, making development inappropriate.
Environment Policy 42 - character and need to adhere to local distinctiveness
Proposals must reflect local character; angular vertical design/massing out of keeping with open, low-scale Douglas Head, lacking viewpoint analysis.
Environment Policy 4
Protects Wildlife Sites; development area low-value/cleared, mitigations achieve net gain, acceptable if zoning overcome, but DEFA objected on principle.
Transport Policy 4
Requires safe access/visibility; post-amendment ramps/handrails/parking layout acceptable.
Transport Policy 7
Adequate 10 spaces post-reduction, cycle storage, EV provision compliant.
No objection subject to access per drawings P-10-04 and P-10-06; amendments addressed parking, access, mobility, cycle storage; S109(A) agreement required post-consent
No longer objects following amended application and additional information
DEFA Health and Safety advises against the application due to its location within the Inner Zone of a major accident hazard installation; DEFA Biodiversity objects but provides conditional mitigation; DOI Highways initially opposed but later issued conditional no objection after amendments.
Key concern: Advise against due to Inner Zone location of sensitivity level 2 residential development near hazardous LPG installation
HSWI (DEFA)
ObjectionHSWI concluded that it would ‘advise against’ this application.; The assessment has concluded an ‘Advise Against’ scenario, therefore the HSWI advise against the granting of planning permission
HSWI (DEFA)
ObjectionThe HSWI, on behalf of DEFA therefore advises against this development.
DEFA Ecosystem Policy Team
ObjectionThe Ecosystem Policy Team strongly object to this application
Conditions requested: Preliminary Ecological Appraisal (PEA) prior to determination
DEFA Ecosystem Policy Team
Conditional No ObjectionThe Ecosystem Policy Team will therefore be retaining our objection; should Planning be minded to approve this application, we recommend that conditions are secured
Conditions requested: Details of bat and bird bricks submitted and approved; Existing scrub habitat protected; Common lizard mitigation plan submitted and approved including hibernaculum and retaining wall; Landscaping per proposed site plan P-10-04 Rev A; Sensitive low level lighting plan per Bat Conservation Trust Guidance
DOI Highways Development Control
ObjectionRecommendation: Oppose
DOI Highways Development Control
Conditional No ObjectionHighway Services Development Control raises no objection to the proposal subject to all access arrangements accordingly to drawing Nos. P-10-04 and P-10-06; Recommendation: DNOC
Conditions requested: Section 109(A) Highway Agreement post-consent; Access arrangements per drawings P-10-04 and P-10-06
Original application for demolition of dwelling and 7-apartment block with basement parking refused for land zoning conflict, design/visual impact, and hazard zone safety risks. Appellant argued extant prior approvals established residential curtilage, design fits context, and hazard risk minimal per precedents. Council defended refusal on zoning, visual prominence, and HSWI advice against. Inspector found principle conflicted with policy but design/visual positive outweighing zoning issue, hazard risk acceptable, other matters neutral with conditions. Minister accepted Inspector's recommendation to allow appeal on 15 May 2024 with conditions.
Precedent Value
Demonstrates design quality and low hazard risk can override strict zoning in prominent sites; future applicants should provide robust visual evidence, mitigation plans, and extant proof via certificates; conditions critical for bedrooms/parking/ecology.
Inspector: Brian J Sims BSc (Hons) CEng MICE MRTPI
