2 August 2011 · Delegated - Development Control Manager
Field 624472, Glen Mona, Ramsey, Isle Of Man, IM7 1hf
The proposal involves installing 40mm plastic heating pipes buried 1m deep in 300mm wide trenches, spaced 1.5m apart, within a 54m x 10m area of field 624472 south of the dwelling Glen Shone to provide heating and hot water.
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The officer noted the site is unzoned 'White Land' in countryside requiring General Policy 3 exceptions, but supported as alternative energy under Energy Policy 4 subject to environmental tests.
General Policy 3
Restricts countryside development outside zoned areas except specific cases like agriculture/forestry/services or national need. Officer accepted minor underground works as alternative energy despite no direct exception, as neutral landscape impact and no amenity harm tipped balance.
Environment Policy 2
Protects Areas of High Landscape or Coastal Value; development only if no harm to character or essential location. Assessed as neutral post-restoration—no above-ground change in scenic hillside field.
Environment Policy 13
Prohibits development causing unacceptable flood risk on/off-site. Tested via consultations; no soil structure change, full backfill, natural clay runoff—not caused by trenches per site visit.
Energy Policy 4
Supports alternative energy judged against environmental policies. Underground GSHP pipes accepted as low-impact servicing dwelling despite field location.
Approved drawings
This approval relates to the installation of heating pipes in field; as shown in drawing numbers 1 Rev. A, 2 Rev. A and 3 Rev. A, date stamped 9 June 2011, in addition to drawing number 4, date stamped 3 May 2011.
Land restoration
Following the completion of the works, all land within the site disturbed by this development must be returned to its previous form, including levelling and re-seeding where necessary.
The original application by Mr and Mrs Gerrard for installation of underground heating pipes in agricultural land beyond their residential curtilage at Glen Shone was granted permission by the Department of Infrastructure despite being retrospective. Neighbour Mrs G Lawton appealed, arguing non-compliance with policies on countryside development, landscape harm, and increased flooding risk to her land at Glen Mona Cottage. Applicants and the planning authority defended the proposal as supporting green energy with neutral landscape impact and no drainage issues, subject to building control. The inspector, after two site visits, found the buried pipes acceptable in principle, no harm to landscape or drainage, and recommended dismissal. The Minister concurred on 19 December 2011, upholding the permission with conditions.
Precedent Value
Demonstrates that minor green energy infrastructure in countryside can override strict curtilage limits if landscape neutral and drainage proven safe via inspections. Future applicants should prioritise site visits, building control input, and evidence refuting neighbour drainage fears over pure policy recitation.
