23 June 2008 · Planning Committee
Fields 534051, 534052 & 534053, Ballanard Road, Douglas, Isle Of Man, IM2 5pt
The application sought detailed approval for 12 low-density dwellings (each on approximately 1 acre) with associated roads and sewers on 7.5ha of open pasture land zoned as Open Space in Agricultural Use under the Douglas Local Plan 1998, adjacent to Castleward Green residential estate and Ballanard Road.
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The officer report concluded the proposal conflicted with Strategic Policy 2 and General Policy 3 as the site is unzoned countryside under the Douglas Local Plan 1998, with no exceptional circumstance…
Strategic Policy 2 - Priority for new development to identified towns and villages
Requires new development primarily in existing towns/villages or sustainable urban extensions; countryside development only in exceptional circumstances per para 6.3. Officer assessed site as unzoned open countryside with no exceptions met, as housing need not overriding and zoned land sufficient.
General Policy 3
Prohibits development outside zoned areas except specific exceptions (a-h). Site failed all tests; no agricultural need, no redundant buildings, no national overriding need demonstrated despite affordable housing arguments, distinguishing from prior larger scheme.
No objection
No objection in principle subject to conditions
Multiple public objections from residents, the Society for the Preservation of the Manx Countryside and Environment, and individuals to residential development on unzoned countryside land at Ballanard Road, citing conflict with development plans, environmental harm, traffic issues, and inadequate housing need justification.
Key concern: development on unzoned open space/agricultural land contrary to Douglas Local Plan
Society for the Preservation of the Manx Countryside and Environment
ObjectionThe Society OBJECTS (not unreasonably) to un-planned development which gobbles-up the countryside.; Totally insufficient information to enable proper evaluation of the proposal. Application should be sent back.
Abbey Woods Residents
ObjectionThe two proposals consist of over 300 homes. If the current level of car ownership continues this would result in 600 vehicles being introduced onto the narrow country roads.; These apartments will be visible from a considerable distance and from many of the properties in Abbey Woods and Ballanard Road.
Mr Bill Henderson MHK
ObjectionNinety nine point nine nine percent of the time, if an area is thus zoned - agricultural, open space etc, but not for building purposes - then the Isle of Man Planning Committee... will uphold a decision not to go against the zoning of an area.
George Ramsey Martin Moore
ObjectionThis Appeal should be dismissed as it relates to precisely the same area which was the subject of the lengthy hearing in 2005 on the DOLGE application.
Dickinson Cruickshank (on behalf of G R M Moore)
Objectionthe Isle of Man Courier from enquiries I have made is not delivered to the residents of Castleward Green or Ballanard Road in the vicinity. I would therefore query whether there has been adequate notice given.
The original applications sought permission for residential development comprising primarily first-time buyer and public sector housing on two unallocated greenfield sites in open countryside abutting Douglas, contrary to the 1982 Development Plan, Douglas Local Plan 1998 (zoned as Open Space/Agriculture), and emerging Modified Draft Strategic Plan policies restricting development outside zoned areas. The Department of Local Government and the Environment (DLGE) argued urgent housing need justified the exceptional release of these Government-owned or developer-owned sites, supported by transport, drainage, and ecology assessments. Objectors (local residents including Mr Moore, Mr Nicholson, Mr Henry, Mr and Mrs Kearns) contended the proposals represented urban sprawl, harmed countryside character, lacked site selection evidence, confused demand with need, and undermined the development plan process including ongoing Braddan Parish Plan. The inspector found the sites unsuitable due to poor sustainability, landscape/visual harm from elevated views, low density inefficient land use, and no overriding national need demonstrated, as alternatives exist via emerging plans; appeals dismissed.
Precedent Value
Demonstrates strict adherence to plan-led system; unallocated countryside sites require proven overriding national need, systematic site evaluation, and distinction between demand/need. Future applicants must prioritize allocated land, use plan processes for affordable housing, and provide full LVIA/sequential tests for edge-of-settlement proposals.
