30 October 2009 · Minister for Infrastructure
Field 134548, Glen Auldyn Road, Glen Auldyn, Ramsey, Isle Of Man, IM7 2af
The proposal involved erecting a large two-storey dwelling (32m wide, 23m deep, ridge height 6.5m or 9m including garage) with contemporary design featuring curved zinc roof, Manx stone/render walls, aluminium windows/doors, set 240m east of Glen Auldyn Road on a 1.73-acre sloping site zoned Low Density Housing in Park…
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The Planning Committee approved based on compliance with Planning Circular 8/89 and General Policy 2, noting no tree-felling required, additional planting/sod bank proposed, substantial scale with hig…
General Policy 2
Requires development per zoning to respect site/surroundings (siting/layout/scale/form/design/landscaping), not harm landscape/townscape/amenities/highways/services, incorporate topography/trees. Officer found compliant (contemporary design suits varied glen properties/elevated site, >20m separations/mature trees prevent overlooking, safe shared access). Inspector disagreed on landscape/amenity harm from scale/dominance.
Planning Circular 8/89
For non-built-up areas, further dwellings only in exceptional cases; must be substantial/high-quality, on >=0.4ha plot sitting comfortably/naturally in landscaped setting acknowledging contours/trees, no tree-felling/diminution of amenity value. Officer: site 0.7ha, no felling/additional planting, substantial scale/quality materials, curved roof fits contours, screened by trees/distance. Inspector: too large/dominant on hillside despite partial topography use/landscaping, fails 'comfortably/naturally' test, harms amenity.
Do not oppose. Note: minimum stopping distances used due to location/nature of road
No objection subject to conditions/notes on sewer connection, no surface water to foul, soakaway subject to Building Control
No comment on merits, informative note on overhead line rerouting at applicant expense
Not a traditional design but could work with landscaping
Multiple neighbouring residents and Lezayre Parish Commissioners object strongly to the proposed dwelling citing privacy loss, overbearing scale, design incompatibility, drainage issues, highway safety, and environmental impacts; DOT Drainage has no objection subject to condition…
Key concern: elevated position causing privacy loss, overlooking, overbearing impact and overshadowing of adjacent properties
Lezayre Parish Commissioners
ObjectionThe proposed dwelling is sited on a hill side, and therefore will be much higher than the surrounding properties. The finished floor level of the proposed dwelling is shown on the drawing as 115mh with a ridge height of 6.5metres. The top of the proposed dwelling will be some 15metres higher than the surrounding properties.; This planning application should be refused based on the above information. The planning department should be consistent with their decisions.; The Commissioners respectfully request that this planning application be refused.
Conditions requested: request full details for the drainage of all water from the site
Lezayre Parish Commissioners
ObjectionRefused unanimous. The dwelling is too high, too big and intrusive, out of keeping with other properties.
Department of Transport Drainage Division
Conditional No ObjectionNo Objection subject to the following conditions; In accordance with the Sewerage Act 1999, a communication fee will be payable
Conditions requested: proposed dwelling must be connected to the public sewer(s) in a manner acceptable to the Department of Transport Drainage Division. All drainage works must conform to the requirements of the Department of Transport’s “Manx Sewers for Adoption” and all necessary inspections/surveys [including CCTV] are to be carried out at the developer’s expense.; There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s); applicant to agree the drainage layout with the Drainage Division before commencing on site
Manx Electricity Authority
No CommentThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application.; Contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines
Conditions requested: condition of planning be that the applicant must contact the Authority; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply
The Planning Committee approved application 07/00068/B for erection of two dwellings with detached garages and vehicular entrances on part of fields 133088 and 132425 adjacent to Fern ne Cregga, Glen Auldyn Road, Lezayre. Appellant Miss McNab argued the application was incomplete, would devastate the glen, and highway issues. The inspector found the site within a Low Density Housing in Parkland area per Circular 8/89, accepting the principle of development, design compliant with policy despite lacking detailed landscaping plans, and access satisfactory with passing places. The Minister dismissed the appeal, confirmed the approval, and added conditions for landscaping, tree protection, access, materials, planting, and services. Outcome was approval with conditions.
Precedent Value
Confirms significant weight to Circular 8/89 for LDHP sites allowing substantial houses on 1+ acre plots despite rural location; incomplete landscaping/tree details fixable by conditions rather than refusal. Future applicants should prioritise policy alignment and submit detailed plans upfront.
Inspector: David Bushby BA (Hons) MA MRTPI
