3 August 2015 · Council of Ministers
Hilltop Nurseries Land, Vicarage Road, Douglas, Isle Of Man, IM2 2np
The site is a strip of land fronting Vicarage Road near a roundabout at Stephenson Way, previously part of Hilltop Nurseries, now unused, with the sod hedge in poor condition showing erosion and bare earth.
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The Inspector found the existing sod hedge in poor condition with scars, crevices, crumbling and bare earth, especially east of the access, unlikely to be restored due to ongoing dispute, leading to c…
General Policy 3
Restricts development outside zoned areas except in specific cases. The Inspector found it unreasonable to refuse a minor boundary wall change on an undeveloped site, as General Policy 3 could not have been intended to prevent boundary walls in countryside as a matter of principle.
Environment Policy 1
Seeks to protect the countryside for its own sake and resist developments adversely affecting it. The stone wall would not cause undue harm to character and appearance, fitting local boundary mix.
Environment Policy 2
Makes protection of landscape character paramount in Areas of High Landscape or Coastal Value and Scenic Significance. Proposal would not materially harm landscape character or quality.
Environment Policy 4
Relevant to the site's High Landscape Value and Scenic Significance designation per Braddan Local Plan. Assessed alongside ENV1 and ENV2 as not harmed by the proposal.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 14 of the Town and Country Planning (Development Procedure) (No 2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
do not oppose the application
Braddan Parish Commissioners unanimously resolved they had no objections to application PA15 00353 B among others.
Braddan Parish Commissioners
No ObjectionIt was unanimously resolved that the Commissioners had no objections to the following Planning Applications:; **PA15 00353 B** - Hilltop Nurseries - Replacement of existing sod hedge with a Manx stone wall - Stephenson Way Roundabout Vicarage Road
The Department of Transport applied for full planning permission to improve 1.2km of Vicarage Road, including widening to 7.3m carriageway, 1.8m footpaths, new and realigned roundabouts, involving loss of 155 trees and replacement of some sod hedges with stone walls. Permission was initially granted then refused on review by the Planning Committee due to excessive tree loss, urbanisation of rural character, and unwarranted scale. The appellant argued necessity for safety, traffic growth (93% by 2011), and Outer Links strategy, supported by traffic (JMP) and environmental (Posford Haskoning) consultants. The Planning Committee, Braddan Commissioners, and residents objected on environmental harm, tree loss, residential amenity, and preference for modest scheme. The inspector found 7.3m width justified for projected traffic but roundabouts oversized; tree loss regrettable but necessary given planning history; recommended approval with conditions for lighting, planting, and amended alignment.
Precedent Value
Highway improvements can override countryside/environmental harm where justified by traffic projections and policy (e.g. local plans); tree loss acceptable if mitigated and foreseen; objectors need experts to challenge technical evidence; DOT standards carry weight but roundabouts must match need not maximum.
Inspector: R. S. Hawthorne
