12 July 2005 · Minister for Local Government and the Environment (following Planning Committee refusal and independent inspector report)
Site Adjacent To Sunridge, Glen Rushen Road, Glen Maye, Isle Of Man, IM5 3ba
The application sought full planning approval for a detached 3-storey dwelling (2-storey at rear) dug into a sloping hillside site, including a garage and snooker room at the lowest level, with white rendered walls and grey slate-like roof.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The site is on 'white land' not zoned for development and within an Area of High Landscape Value, where new dwellings are directed to defined communities per the 1982 Planning Scheme and Circular 1/88…
Planning Circular 1/88 Residential Housing in the Country
Restricts new houses in countryside; proposal contrary as site outside defined community boundaries.
Planning Circular 2/92
Allows infill in village study areas if not extending boundaries, serviceable by infrastructure, and not prejudicing studies; inspector found site ineligible as not in built-up area, failing all three criteria, with serious infrastructure doubts.
Planning Circular 3/91 'Guide to the Design of Residential Development in the Countryside'
Requires traditional proportions, form, windows/doors in rural areas; proposal fails with 3-storey road frontage, modern features like large windows, balcony, steep pitch.
No adverse traffic impact subject to sight splays in compliance with Manx Roads 1
No objection provided previous observations considered; recommends smoke detection
Interest noted; applicant must contact for water supply connection per Note (2)
Multiple objections from local residents and Patrick Parish Commissioners on visual impact, highway safety, construction disruption, and countryside location, while Highways Division offered conditional no objection and IoM Water Authority requested a water connection condition.
Key concern: new building in unzoned countryside of high landscape value
Department of Transport Highways Division
Conditional No ObjectionNo adverse traffic impact subject to imposition of the following condition(s):; Sight splays shall be provided in compliance with Manx Roads 1.
Conditions requested: Sight splays shall be provided in compliance with Manx Roads 1
IoMWA (Isle of Man Water Authority)
Conditional No Objectionthe applicant must contact the Authority to ensure that a connection is obtained for water supply purposes
Conditions requested: condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws; For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
Patrick Parish Commissioners
ObjectionThe Commissioners ask that the Committee follow the appropriate guidelines.; The site is not zoned for development and is an area of high landscape value.
Patrick Parish Commissioners
ObjectionThe Commissioners support the views expressed by the Planning Committee and respectfully ask that this application be refused.
Isle of Man Fire And Rescue Service
No CommentI do not require to appear at the review hearing provided that the previously submitted written observations made on my behalf are taken into consideration
The original application (05/00761/B) for erection of a dwelling with garage was refused by the Planning Committee due to its location on 'white land' not zoned for development, within an Area of High Landscape Value, adverse impact on rural character, inappropriate design and height, and potential precedent. The appellant argued it was infill within Glen Maye community, compliant with Circular 2/92, with no adverse visual impact and compatible design. The inspector rejected this, finding the site outside the village envelope, contrary to 1982 Planning Scheme and Circulars 1/88 and 3/91, with unacceptable 3-storey design prominent in the landscape and inadequate access road. The appeal was dismissed, upholding the refusal.
Precedent Value
Reinforces strict policy on countryside development outside defined settlements, even adjacent to dwellings; prior appeal refusals binding if sites analogous; design must strictly follow Circular 3/91 in sensitive landscapes. Applicants must prove village envelope status and provide engineering evidence.
Inspector: John S Turner
