3 November 2009 · Senior Planning Officer
Field 522891, Oak Hill, Port Soderick, Isle Of Man, IM4 1at
The proposal was for approval in principle to build a high-value private dwelling described as ecologically and environmentally friendly on a 2.37 hectare agricultural field on the southern side of Old Castletown Road in Port Soderick, Braddan Parish.
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The officer assessed three primary issues: land use policy compliance, highway safety access, and drainage. The site is designated open space (agricultural) with a 'presumption against development' un…
Policy 5.4 A policy of refurbishment and amalgamation of existing properties in the Conservation Area will apply
Prohibits further residential development to avoid encroachment into rural area (except south of Cronkbourne Village). Officer found proposal breaches this as unwarranted countryside intrusion on designated open space agricultural land.
Policy 5.8 of Planning Circular 6/91
Requires respect for circulars restricting countryside housing (e.g. ag dwellings, conversions). Proposal does not qualify under listed exceptions; officer noted no override for eco-friendly intent.
Castletown Local Plan Policy 13.4
No further countryside development except specified cases (e.g. ag purposes); open space must be respected. Site development fails policy test as non-essential.
General Policy 3
Development prohibited outside zoned areas except narrow exceptions (e.g. ag housing, conversions, replacements). Proposal fits none; presumption against applies fully.
Environment Policy 1
Protects countryside/ecology; no adverse development unless overriding national need with no alternative. Rural site unprotected by any exception.
Housing Policy 4
New housing in countryside only for ag workers, conversions, or replacements. Single new dwelling fails exceptional criteria.
Express interest; request condition that applicant contact Authority for electricity supply (Note 2)
Defer - drawings do not provide information on access, visibility splays or parking
Manx Electricity Authority requests standard contact condition for electricity supply; Highways Division defers due to lack of access information; Braddan Commissioners object due to missing site map; public representations object on precedent, access safety, scenic views, and ribbon development grounds.
Key concern: No site map was supplied
Manx Electricity Authority
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a 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 for this application.; There are Underground Cables/Overhead Lines present in the area indicated in you Planning Application.
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 for this application; Contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site; Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site
Highways Division
No CommentDefer; Drawings do not provide any information on access, visibility splays or parking arrangements in order for me to respond
Braddan Commissioners
ObjectionThe Commissioners would object to the following Planning Applications: PA09 01514 - Mr Mike Atkinson - Approval in principle for a single high value private dwelling - Field No. 522891 Port Soderick. No site map was supplied.
The original application 09/01514/A for approval in principle for the erection of a dwelling on Field 522891 Oak Hill Port Soderick was refused on 28 October 2009. Mike Atkinson appealed, which was accepted by the Minister and referred to an independent person appointed by the Council of Ministers for consideration via written representations and potential public inquiry. The Chief Secretary requested a full statement of case from the planning authority by 16 December 2009. The appeal was withdrawn by the appellant on 22 December 2009, causing the original refusal decision to stand. No inspector's analysis or decision was issued due to the withdrawal.
Precedent Value
This appeal sets no precedent due to withdrawal before any hearing or decision. Future applicants should ensure commitment to the full appeal process before lodging, as withdrawals leave the original refusal intact.
