18 October 2004 · Planning Committee on review
Land At Ellenbrook Farm Old Castletown Road Douglas
The proposal sought approval in principle for a new dwelling on a field forming part of Ellenbrook Farm, located on the northern side of the A25 Old Castletown Road between Ellenbrook Farm (a private dwelling) and Woodville, within an area designated as Open Space/Agricultural on the 1991 Braddan Plan.
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The Planning Committee refused the application because the site is designated Open Space/Agricultural on both the extant 1991 Braddan Plan and emerging Braddan Area Plan, contrary to the general presu…
Planning Circular 1/88 Residential Housing in the Country
Sets general presumption against development in the Island's countryside. The site is designated Open Space/Agricultural; development conflicts directly with this and would intrude visually.
Planning Circular 2/92
Interim policy allows additional dwellings in settlements identified for study if not extending boundaries, serviceable, and not prejudicing studies. Site fails as not natural infill (large gaps remain, frontage not built-up), would extend ribbon towards Ellenbrook Farm.
Highways Division objected due to insufficient access and sightlines; Water Authority initially objected on water supply capacity but later withdrew all objections; Braddan Commissioners recommended refusal; public representations also objected on agricultural zoning and urban sprawl grounds.
Key concern: insufficient access and sightlines due to site frontage and vertical curve in adjacent road
Isle of Man Water Authority
ObjectionThe Authority considers the application to be premature as the Authority cannot at present guarantee to provide supplies of potable water; The Authority must register its objection to the application for the reasons set out above; The Authority would, however, be prepared to withdraw its objection subject to suitable conditions being imposed
Conditions requested: No construction of the proposed dwelling shall commence until such time as the Isle of Man Water Authority gives notice in writing to the Committee that the Authority will within six months of the date of such notice have the capacity to provide to the proposed dwelling a supply of wholesome water sufficient for the domestic purposes of the proposed dwelling
Isle of Man Water Authority
No ObjectionI can therefore confirm that all the Water Authority's previous objections to new developments in the Glencrutchery supply area based on concerns about the Authority's ability to support such developments, including its objection to the above application, are withdrawn
Department of Transport Highways Division
ObjectionObjection; There are no/insufficient details given of any access, including sightlines; It is apparent from the information given that the site frontage is insufficiently long enough to accommodate the necessary sight lines
Braddan Commissioners
ObjectionI can confirm that the Commissioners did recommend to the Planning Committee that the application be refused; The Planning Committee's decision to refuse the application as set out in the Planning Refusal dated 18th October 2004, is in accordance with the Commissioners initial decision
The original application PA 04/01799/A for approval in principle for a dwelling on land at Ellenbrook Farm was refused by the Planning Committee on 15 October 2004 and confirmed on review on 10 December 2004, primarily for conflicting with countryside policies in the Braddan Plan and not being natural infill. The appellant argued the proposal was natural infill consolidating existing settlements under Circular 2/92 and that local policies were outdated. The inspector concluded the 270m gap was too large for infill, would lead to ribbon development, cause visual intrusion, and access visibility could not be adequately achieved without works on third-party land. The appeal was via public inquiry on 12 May 2005, and the inspector recommended dismissal, upholding the refusal.
Precedent Value
Appeals must demonstrate strict compliance with infill criteria including small gaps and no extension of settlement boundaries; large gaps in countryside will be rejected to prevent ribbon development. Applicants need technical highway evidence and special justification to overcome policy.
Inspector: David Ward
