8 July 2011 · Planning Committee
Former Ayre Mowers Site, Bride Road, Bride, Isle Of Man, IM7 4at
The proposal sought approval in principle for a new detached dwelling (likely a bungalow) on a site previously occupied by a commercial workshop/garage that was demolished after storm damage in 2005, leaving hardstanding and grassed land.
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The site is not zoned for development under the 1982 Development Plan and lies within an area of High Landscape or Coastal Value and Scenic Significance, triggering a long-established presumption agai…
General Policy 3
Restricts development outside zoned areas except in specific cases like agricultural housing, redundant rural building conversions, or previously developed land with significant building where redevelopment improves landscape/environment. The site no longer qualifies under previously developed land exception (c) post-demolition; no other exceptions apply, making new housing unacceptable.
Environment Policy 2
Protects character of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV) unless development does not harm landscape quality or location is essential. Site zoning triggers this; proposal would harm rural character without essential need.
Housing Policy 4
Limits new housing to towns/villages or sustainable extensions; countryside housing only in exceptional cases like agricultural workers' homes or rural conversions/replacements. Proposal lacks such justification.
Do not oppose. Has no traffic management, parking or road safety implications.
No objection. Wholly support the application and feel it would greatly improve the entrance to the Village.
No objection
Makes no comment on the merit of the proposed development but requests that an informative note be attached to any approval decision notice.
The site now clear and less intrusive even if the concrete base remains; any dwelling should comply with Planning Circular 3/91; is there permission for the storage/parking of utility vehicles on the site.
Makes no comment on the merit of the proposed development but requests that an informative note be attached to any approval decision notice.
Utilities, highways, and Bride Commissioners raised no objections to planning application 11/00396/A, with Water Authority offering conditional no objection pending drainage conditions; Manx Electricity Authority requested contact for supply; Community Planning Service raised design concerns.
Key concern: design must comply with Planning Circular 3/91
Manx Electricity Authority
No ObjectionContact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.; See Note 2
Conditions requested: Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
Isle of Man Water and Sewerage Authority Drainage Division
Conditional No ObjectionNo Objection: - subject to the following conditions; The use of soakaways are subject to Building Control approval
Conditions requested: The proposed development must be connected to the public sewer(s). Full details of the foul and surface water disposal routes from this dwelling must be submitted as part of any subsequent detailed planning application.; There must be NO discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s); A Communication Fee will be payable to the Isle of Man Water & Sewerage Authority in respect of this drainage connection
Highways Division
No ObjectionDo not oppose has no adverse traffic management, parking or road safety implications
Bride Commissioners
No Objectionthe Commissioners have no objections to this application.; The Commissioners wholly support Miss Quine's application and feel it would greatly improve the entrance to the Village.
Community Planning Service
No CommentAny new property must be appropriate to the Manx countryside at the edge of the village, and should comply with the design guide Planning Circular 3/91.; Is there permission for the storage/parking of utility vehicles in the open on this site?
Conditions requested: Any new property must be appropriate to the Manx countryside at the edge of the village, and should comply with the design guide Planning Circular 3/91
The original application (11/00396/A) for approval in principle for a detached dwelling was refused by the Planning Committee. The appellant argued the site is within Bride village limits per the 1991 Bride Village Study, constitutes previously-developed land under Strategic Policy 1, and that demolishing a storm-damaged industrial building should not penalise the proposal, which would improve the site's appearance. The Council defended the refusal citing General Policy 3 (no development in unzoned areas), Housing Policy 4 (no exceptional circumstances for countryside housing), and Environment Policy 2 (High Landscape Value area). The Inspector found the proposal conflicted with these policies, gave limited weight to the non-statutory Village Study, acknowledged previously-developed land status but no presumption for housing, and concluded it would harm rural character. The appeal was dismissed on 8 December 2011.
Precedent Value
Appeals on unzoned rural edge sites require strict compliance with Strategic Plan exceptions; non-statutory village studies and past structures carry limited weight post-demolition; previously-developed status alone insufficient for housing without qualifying building volume.
Inspector: Ruth V MacKenzie BA(Hons) MRTPI
