21 August 2007 · Delegated - Director of Planning and Building Control (M. I. McCauley)
Field 431505, St Marks Road, St Marks, Ballasalla, Isle Of Man, IM9 3ag
The proposal sought approval in principle to erect a single storey traditional bungalow with garage on a one-acre field designated as 'white land' (not zoned for development) on the western side of the A26 St Marks Road in Malew.
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The officer concluded the proposal represented an unwarranted development in the Island's countryside on unzoned 'white land', contrary to the land use provisions of the Isle of Man Planning Scheme (D…
Strategic Policy 1
Requires development to optimise use of previously developed land, ensure efficient site use, and locate to utilise infrastructure. Officer found site is greenfield countryside field, not previously developed, failing to meet resource efficiency tests.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development in towns/villages or sustainable extensions; countryside only in exceptional cases per para 6.3. No exceptional circumstances identified for this isolated field.
Spatial Policy 5
New development within defined settlements; countryside only per General Policy 3 exceptions. Site outside settlements with no qualifying exception.
General Policy 3
Prohibits development outside zoned areas except specific cases (e.g. essential ag housing, redundant conversions). Tested against all exceptions; failed as no agricultural need, not redundant buildings, hobby use only.
Environment Policy 1
Protects countryside/ecology unless overriding national need with no alternative. Proposal adversely affects countryside without justification outweighing protection.
Housing Policy 4
Limits housing to zoned/approved locations. No reference to specific tests but cited in refusal as countryside housing contrary.
no objections to erection of bungalow by Mr Reubens for his own use
no objection providing current planning legislation is adhered to
no objection to principle of dwelling for applicant's own use, not contrary to policies
pending/no views/do not oppose (context from similar responses)
interest expressed; contact for water supply connection (Note 2 for single dwelling)
interest expressed; contact regarding underground cables/overhead lines and electricity supply (See Note 2)
Multiple responses to planning application 07/01272/A for approval in principle of a dwelling at Alder Oaks Field 431505 St Marks Road St Marks Ballasalla, with objections from Malew Parish Commissioners and Society for the Preservation of the Manx Countryside & Environment on co…
Key concern: contrary to the guidance of Planning Circular 3/88, and the Department’s general policies on development in the countryside
Malew Parish Commissioners
ObjectionThe Commissioners wish to notify you that they object to this Planning Application, on the grounds that it is contrary to the guidance of Planning Circular 3/88, and the Department’s general policies on development in the countryside.
Society for the Preservation of the Manx Countryside & Environment
No CommentAndrew Jessopp
ObjectionNo justification has been given to support this application therefore there is material reason to object to the application.; The area is not zoned for development. Although the principle of two single storey buildings, not lying within the public safety zone, appeared to be accepted by the department during the early stages of the withdrawn draft Castletown plan, this was not tested by public inquiry. I would suggest this application is premature.
IoM Water 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 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
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.
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.
Department of Transport, Highways Division
No CommentPending
Mr and Mrs Patrick Bregazzi
No Objectionwe have no objection to the above application regarding 'planning permission in principle' for a dwelling, providing current planning legislation is adhered to.
Mr D.T.Yeo
No ObjectionI have no objections to the erection of a Bungalow by Mr Reubens for his own use.
R. E. Cunningham
Conditional No ObjectionI HAVE NO OBJECTION TO THE CONSTRUCTION OF A MOBEST DWELLING STRICTLY CONFORMING THE STYLE OF THE LOCALITY
The original application for erection of an agricultural building on field 431505 was refused by the Planning Committee due to the small site size not warranting the building and lack of meaningful agricultural involvement. The appellant argued for a genuine need for storage and shelter on the 0.48 ha holding used for home-grown vegetables and a small flock of Loughtan sheep, offering to reduce the building size. The inspector noted the application's mismatch with the appellant's stated preferences but assessed highway safety and need; highway safety concerns were dismissed per highways advice, but the need was rejected as hobby farming on a small plot insufficient to justify a building. The appeal was dismissed, confirming the refusal.
Precedent Value
Demonstrates that small standalone fields require evidence of significant agricultural activity, not hobby farming, to justify buildings; applications must accurately reflect true proposals to avoid dismissal on mismatch.
Inspector: R S HAWTHORNE
