**Document:** Planning Report and Recommendations **Application:** 09/01067/A — Approval in principle to erect a detached dwelling **Decision:** Refused **Decision Date:** 2009-08-18 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/63355-lezayre-glen-mona-loop-road-dwelling-outline/documents/1380412 --- # Planning Report and Recommendations **Application No.:** 09/01067/A **Applicant:** Mr Richard Steven Baker **Proposal:** Approval in principle to erect a detached dwelling **Site Address:** Field 624255 \& 624256 Glen Mona Loop Road Glen Mona Ramsey Isle Of Man ### Considerations Case Officer : Mr Chris Balmer **Expected Decision Level:** Senior Planning Officer ### Written Representations 33 Ballaquark Douglas Isle Of Man IM2 2EY Interest expressed ### Consultations Consultee : Highways Division Notes: Drawing does not demonstrate: Consultee : Maughold Commissioners Notes: Defer until after 3rd August 2009. 04.08.09 - comments ### Officer's Report SITE The application site forms the curtilage of a parcel of undeveloped land, Field 624255 \& 624256, Glen Mona Loop Road, Glen Mona, Ramsey. The site is located on the eastern side of the Glen Mona Loop Road. ### Department Policies The application site is within an area recognised as being an area of "open space/agricultural land" not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; however the site is within an area zoned as High Landscape or Coastal Value and Scenic Significance. - Isle of Man Planning Scheme (Ramsey Local Plan) Order 1998 - Isle of Man Strategic Plan 20th June 2007 Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:- ## General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: - (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); - (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); - (c) previously developed land(1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; - (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); - (e) location-dependent development in connection with the working of minerals or the provision of necessary services; - (f) building and engineering operations which are essential for the conduct of agriculture or forestry; - (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and - (h) buildings or works required for interpretation of the countryside, its wildlife or heritage. ### Environment Policy 2: The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: - (a) the development would not harm the character and quality of the landscape; or - (b) the location for the development is essential. Housing Policy 4: New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(1) of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances: - (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10; - (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and - (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14. ### Planning History There are no previous planning applications which are considered relevant in the assessment and determination of this application. PROPOSAL The application seeks approval in principle to erect a detached dwelling. ## Representations Maughold Commissioners:- "Members of the Commission note the various policies of the Isle of Man Strategic Plan which make reference to new development in the countryside. They note that no area plan is in place to assist in identifying locations that would satisfy the requirements of the definition of in-fill and ribbon development. However, due to the proximity of other dwellings in a close series, Members have no strong objections to the proposals in the application which they feel could be termed as in-fill development along the seaward side of the Loop Road. In the absence of an Area Plan, they are content to leave the judgement of the appropriateness of these proposals to the discretion of the planning Committee. They would object very strongly to any tandem, backland or other sporadic development in this locality." Highways Division have deferred from making a decision until the following information is provided:"The off street parking spaces to be provided in accordance with the IOM Strategic Plan. Access drive arrangements which will permit a motor car to turn around within the site so that a vehicle can emerge from the site in a forward gear are not demonstrated." The owner/occupier of Field House, Glen Mona Loop Road, Glen Mona, Ramsey (Holme House, 7 Chapel Lane, Shipley, West Yorks, UK) has objected to the planning application, which can be summarised as; no zoned for development; existing dwellings where approved under separate legislation; and would set a significant precedent for further development. A resident of 33 Ballaquark, Douglas, has objected to the application, on the grounds that the proposal is against planning policy. ### Assessment / Recommendation Material Planning matter which need to be considered regarding this application include:- 1. Principle of Development; Fundamentally, in terms of planning policy there is a long established presumption against new residential development in the countryside. As identified earlier within the planning policy section of this report, this presumption against is set out in four different ways. Firstly, the application site is not zoned for residential development under the 1982 Development Plan Order. Secondly, General Policy 3 of the Isle of Man Strategic Plan, states that in such areas new dwellings will generally not be permitted. Thirdly, the site is within an area of High Landscape Value and Costal or Scenic Significance and therefore contrary to Environment Policy 2. Fourthly, the site is not identified in adopted Area Plans as being within a town, village, or within a sustainable urban extension and therefore contrary to the exceptions indicated in Housing Policy 4 and therefore a refusal can also be legitimately made on that basis as well. The proposed dwelling does not serve a viable agricultural holding nor replace an existing dwelling and therefore there are no special circumstances to warrant the setting aside of the presumption against. The development proposed by this planning application is therefore clearly contrary to the current policies of the Department. It should also be noted that the Isle of Man Strategic Plan makes no provision for infilling. Additionally the Isle of Man Strategic Plan section 8.8 deals with groups of houses in the countryside. Whilst adding further dwellings to these groups may not accord with strategic objectives, the Department has however identified a number of these opportunities and in future Area Plans all groups of houses in the countryside will be assessed for development potential by identifying the village envelope or curtilage and providing the opportunity for appropriate development within this area. There may be some settlements where no additional dwellings will be permitted. In considering the definition of this curtilage or envelope, particular regard will be had to the value of existing spaces in terms of their contribution to the general character of the settlement or to public amenity more generally. It is important, however that such development is controlled by the development plan process rather than as ad hoc decisions taken in isolation. **RECOMMENDATION** In conclusion, the application site is not zoned for development and the proposal is contrary to both adopted general planning policy within the Isle of Man Strategic Plan and The Isle of Man Development Plan that seek to restrict such development to appropriate towns and villages. Approval of the planning application would be unwarranted residential development in the countryside. Accordingly, it is recommended that the planning application be refused. ## **PARTY STATUS** It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:- - Department of Transport Highways Division - Maughold Commissioners The owner/occupier of Field House, Glen Mona Loop Road, Glen Mona, Ramsey (Holme House, 7 Chapel Lane, Shipley, West Yorks, UK) It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:- - A resident of 33 Ballaquark, Douglas **Recommendation** **Recommended Decision:** Refused **Date of Recommendation:** 07.08.2009 **Conditions and Notes for Approval / Reasons and Notes for Refusal** - **C : Conditions for approval** - **N : Notes attached to conditions** - **R : Reasons for refusal** - **O : Notes attached to refusals** ## **R 1.** The application site is not zoned for development and is within an area of High Landscape Value or Coastal Value and Scenic Significance. Therefore the proposal is contrary to both adopted general planning policy within the Isle of Man Strategic Plan and The Isle of Man Development Plan, which seek to restrict such development to appropriate towns and villages. Approval of the planning application would result in unwarranted residential development in the countryside. I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer Decision Made : Refused Date : Signed : Senior Planning Officer --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/63355-lezayre-glen-mona-loop-road-dwelling-outline/documents/1380412*