17 December 2025 · Planning Inspector (B J Sims) - Inquiry
Field 324321, Old Church Road, Crosby, Isle Of Man, IM4 2ha
The proposal involves constructing a permeable-surface car parking area for 30 cars (including disabled spaces) on a raised part of an agricultural field in open countryside adjacent to Marown Memorial Playing Fields, the Heritage Trail, and the River Dhoo.
Appeal against the refusal for the construction of car parking area for 30 cars
Construction of car parking area for 30 cars
Proposed new access road to depot including parking areas
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The Inspector acknowledged strict conflict with GP3 (resisting countryside development without overriding national need) and EP1-2 (protecting AHLV landscape), but found modest harm to character/appea…
General Policy 3
Resists development outside settlements unless overriding national need and no alternatives. Inspector found no national need (local only) but modest need/community benefit justified departure on fine balance.
Environment Policy 1
Protects countryside/AHLV from development harm unless national need/no alternatives. Modest urbanising impact on small raised field accepted as not undermining openness.
Environment Policy 2
Protects landscape character/quality. Hardstanding/car park erodes rural character but limited scale/raised location/mature boundaries minimises harm.
Environment Policy 4
Resists harm to important habitats/species (international/local). Site in proposed Ramsar/Curragh; conditions require survey/mitigation to comply.
Environment Policy 10 - Development and flood risk
Requires FRA for flood risk sites. None submitted but raised site/permeable surface/low use makes risk acceptable without worsening downstream.
General Policy 2
Requires respect for area, highway safety, flood risk avoidance. Acceptable with conditions on access, drainage, landscaping.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Ecological survey
No development shall commence until an ecological survey of the site has been submitted to and approved in writing by the Department... development shall not be carried out unless in accordance with the approved mitigation measures.
Habitat Management Plan
No development... until a Habitat Management Plan has been submitted... measures... adhered to for a minimum period of five years.
Landscaping scheme
Prior to first use... soft landscaping scheme... replacement of failed planting within 5 years.
Vehicular access
Car park not occupied until access constructed as approved.
Visibility splays
Prior to occupation... splays provided as shown on drawings and permanently maintained.
Tree protection
No development until tree protection scheme approved... measures in place during construction.
Surface water drainage
Prior to commencement... drainage details approved and implemented.
External lighting
No lighting unless details approved.
Boundary enclosures
No gates/walls/fences except as approved or details submitted.
Strong support for much-needed parking due to congestion on Old Church Road, playing fields use, TT/MGP spectator demand, no alternatives
No objection, supports pedestrian links to Trail, access/parking layout acceptable subject to conditions on completion/opening times
The original application for a car parking area for 30 cars on Field 324321, Old Church Road, Crosby was refused by the Planning Committee on 26 August 2025 for five reasons relating to countryside location (GP3), landscape harm (EP1, EP2, GP2), flood risk (EP10, EP13, GP2(l)), ecology (EP1, EP4, EP7), and highway safety (GP2(h,i)). Appellants argued local need for parking near Marown Memorial Playing Fields especially during TT/MGP events, downplayed ecological value, and claimed no flood risk or highway issues. The inspector found conflict with spatial strategy (GP3, EP1-2) but modest harm outweighed by local need and community benefit, with other impacts (ecology, flood, highways, landscape) minimal/neutral and mitigable by conditions. The appeal was allowed on 17 December 2025 by the Minister accepting the inspector's recommendation.
Precedent Value
Demonstrates local/community need from parish can exceptionally override GP3 countryside protections where harms are modest/mitigable by conditions, even in sensitive ecology/flood locations. Future applicants should secure local authority backing, highways support, and propose robust pre-commencement conditions while providing proportionate evidence.
Inspector: Brian J Sims
