14 May 2013 · Planning Committee
Land On Sky Hill Comprising Of Fields 132161-134439 & 134442, Lezayre Church Road, Churchtown, Ramsey, Isle Of Man, IM7 2an
The proposal involves demolishing two existing single-storey buildings in poor repair and constructing a new split-level general storage building with equipment storage and changing facilities, set into the hillside so the southern elevation is single-storey and northern is two-storey.
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The site has valid approval for leisure activities since 1990 (89/01701/C), making some storage and operational building reasonably required, as confirmed by the Planning Inspector in the appeal of pr…
General Policy 3
Restricts development outside zoned areas except for specified exceptions including previously developed land where redevelopment reduces landscape impact. Site qualifies as previously developed with existing buildings; officer assessed replacement reduces impact over current ramshackle structures and supports approved leisure use, fitting exception (c).
Environment Policy 1
Protects countryside outside settlements unless overriding national need with no alternative. Officer found no overriding need but accepted due to established leisure use and minimal impact from screening; no adverse countryside effect justified.
Environment Policy 2
Protects Areas of High Landscape or Coastal Value (AHLV); development permitted if no harm to character or location essential. Site in AHLV; officer/Inspector confirmed no harm due to full screening by woodland/landform from viewpoints, position essential for operational needs.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to drawing no.s SM13/306/1, SM13/306/2, SM13/306/3 and SM13/306/4 date stamped the 22nd March 2013.
Use restriction
The building hereby approved must be used only for storage and operational purposes associated to the leisure activity use of the adjacent land.
No external storage outside hours
Outside of the hours of operation of any leisure activity event associated with the adjacent land there must be no external storage of items of equipment and vehicles on the site.
External colouring
The building shall be externally coloured dark green or dark grey and maintained as such at all times.
Remove existing buildings
Prior to the commencement of development the existing buildings contained within the application site must be taken down and removed from the site in their entirety.
Do not oppose has no traffic management, parking or road safety implications
Lezayre Parish Commissioners refused the application pending more information on site activities and screening requirements; Highways Division had no objection with no traffic implications; a public representation suggested darker roofing materials.
Key concern: more information as to the activities that will take place on the site
Lezayre Parish Commissioners
ObjectionRefused 2-1 Majority.; The Commissioners would like more information as to the activities that will take place on the site. If approval were to be granted the building should be well screened so that it is not visible from as far away as the Jurby Road.
Conditions requested: If approval were to be granted the building should be well screened so that it is not visible from as far away as the Jurby Road
Highways Division
No ObjectionDo not oppose has no traffic management, parking or road safety implications
The original application sought approval for demolishing existing unauthorised structures and erecting a 2-storey storage building with facilities for leisure activities on fields 2166 and 2205, Sky Hill, Lezayre, previously authorised for leisure use. The Planning Committee granted conditional approval, prompting an appeal by Lezayre Parish Commissioners citing intrusion into AHLVSS, unsuitable access, and harm to Millennium Way amenity. The applicant argued the building would be screened, support business expansion, and replace unsightly structures. The Inspector found the replacement reasonable given long-established leisure use, confirmed visual screening by woodland and topography, and deemed other concerns insufficient to refuse. The appeal was recommended to fail, upholding the approval with reinforced conditions.
Precedent Value
This appeal demonstrates that in AHLVSS, proposals replacing long-standing unauthorised structures for authorised uses can succeed if fully screened from public views; future applicants should prioritise topographic screening evidence and accept use-restrictive conditions.
Inspector: G Farrington
