13 August 2025
Field 521518, Mount Rule Road, Strang, Douglas, Isle Of Man, IM4 4ab
Appeal against the refusal for approval in principle for residential development, with access taken from main road
Approval in principle for residential development, with access taken from main road
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Cabinet Office Planning Policy provided detailed housing land supply analysis supporting no immediate need to release the appeal site from Strategic Reserve; Braddan Parish Commissioners remained neutral on the approval in principle.
Cabinet Office Planning Policy
No Objectionthere is a greater than 5 year housing land supply and there would be no immediate requirement to release the strategic reserves without following the prescribed process and that includes the appeal site.; Supply Shortfall (HP3-Total Supply) 63; Supply (years) 6.8; Supply including Strategic Reserves (years) 8.3
Braddan Parish Commissioners
No Objectionthe Commissioners considered the current application and determined not to object to it on the basis the application is purely in principle; they will remain neutral on the proposals until such time as a detailed or reserved matters application is submitted
The original application PA 24/00713/A for Approval in Principle for residential development on a 5.73ha Strategic Reserve Site (BH031s Camlork) adjacent to Union Mills was refused by the Planning Committee in January 2025 for six reasons relating to lack of demonstrated housing need via the Strategic Reserve Release Mechanism, non-compliance with the site Development Brief, loss of Class 3 agricultural soils, flood risk, ecology/biodiversity, and drainage. The appellant (Dandara Homes Limited) argued that planning applications provide a legitimate alternative mechanism to demonstrate need, that allocated land supply is undeliverable leading to shortfalls of 1033-1638 dwellings by 2026, and that detailed matters are for Reserved Matters stage. DEFA Planning and Cabinet Office defended the refusal emphasizing prematurity, sufficient allocated land (72ha in East), and policy compliance requirements. The Inspector found housing need justified release of the SRS given delivery shortfalls, OAHN evidence, and Our Island Plan ambitions; technical issues capable of control via conditions. Appeal allowed subject to 21 detailed conditions addressing reserved matters, EIA, ecology, drainage, highways, affordable housing, and more.
Precedent Value
Establishes planning applications as effective mechanism to release SRSs via appeal where deliverability evidence shows shortfalls, even pre-Cabinet Office trigger; defers technical details to conditions in AIP. Future applicants should prioritise robust supply/delivery data over principle-only arguments.
Inspector: Mrs Jennifer Vyse DipTP, MRTPI, DipPBM
