2 August 2011 · Delegated - Development Control Manager
Field 624472, Glen Mona, Ramsey, Isle Of Man, IM7 1hf
The proposal involves installing 40mm plastic heating pipes buried 1m deep in 300mm wide trenches, spaced 1.5m apart, within a 54m x 10m area of field 624472 south of the dwelling Glen Shone to provide heating and hot water.
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The officer noted the site is unzoned 'White Land' in countryside requiring General Policy 3 exceptions, but supported as alternative energy under Energy Policy 4 subject to environmental tests.
General Policy 3
Restricts countryside development outside zoned areas except specific cases like agriculture/forestry/services or national need. Officer accepted minor underground works as alternative energy despite no direct exception, as neutral landscape impact and no amenity harm tipped balance.
Environment Policy 2
Protects Areas of High Landscape or Coastal Value; development only if no harm to character or essential location. Assessed as neutral post-restoration—no above-ground change in scenic hillside field.
Environment Policy 13
Prohibits development causing unacceptable flood risk on/off-site. Tested via consultations; no soil structure change, full backfill, natural clay runoff—not caused by trenches per site visit.
Energy Policy 4
Supports alternative energy judged against environmental policies. Underground GSHP pipes accepted as low-impact servicing dwelling despite field location.
Approved drawings
This approval relates to the installation of heating pipes in field; as shown in drawing numbers 1 Rev. A, 2 Rev. A and 3 Rev. A, date stamped 9 June 2011, in addition to drawing number 4, date stamped 3 May 2011.
Land restoration
Following the completion of the works, all land within the site disturbed by this development must be returned to its previous form, including levelling and re-seeding where necessary.
Maughold Parish Commissioners and a neighbouring resident object to the retrospective application for underground heating pipes due to drainage and flooding risks to adjacent land, requesting expert assessments before approval.
Key concern: risk of exacerbated flooding and drainage disruption to adjacent land due to disturbed bedrock and trenches
Maughold Parish Commissioners
Conditional No Objectionno development should be approved that would not have been permitted if the application had been submitted at the correct time; It should be the responsibility of the applicant to prove that the works will not compromise drainage; Officers from Building Control must also ensure that the pipes and equipment have been installed correctly
Conditions requested: agricultural expert from government to visit site and assess consequences on field drains and drainage; if drainage affected, pipes removed or relocated and land returned to former state; Building Control to ensure pipes and equipment installed correctly per manufacturer specifications
Maughold Parish Commissioners
Conditional No Objectionthe works could have been located elsewhere in the applicant’s field to minimise the risk; the work undertaken must not be permitted to exacerbate the situation
Conditions requested: agricultural expert from government to visit site and assess digging consequences on field drains prior to decision; Building Control to ensure pipes and equipment installed correctly per manufacturer specifications and guidelines
Maughold Parish Commissioners
Conditional No ObjectionMembers note that the excavations which have already taken place appear to be much closer to the neighbouring field than is indicated on the applicant’s plan
Conditions requested: Planning Authority to seek advice from Isle of Man Water and Sewage Authority on drainage issues; Building Control to ensure work meets necessary installation standards
Glen Mona Cottage resident
ObjectionThe development is against General Policy 3; Mr Rawaichi told me that he believed me to be telling the truth about the flooding; Water will find its way along a trench with just the plastic pipe to follow. To also put a layer of sand in a trench is creating a drain
Conditions requested: re-site trenches higher up to remedy flooding
The original application by Mr and Mrs Gerrard for installation of underground heating pipes in agricultural land beyond their residential curtilage at Glen Shone was granted permission by the Department of Infrastructure despite being retrospective. Neighbour Mrs G Lawton appealed, arguing non-compliance with policies on countryside development, landscape harm, and increased flooding risk to her land at Glen Mona Cottage. Applicants and the planning authority defended the proposal as supporting green energy with neutral landscape impact and no drainage issues, subject to building control. The inspector, after two site visits, found the buried pipes acceptable in principle, no harm to landscape or drainage, and recommended dismissal. The Minister concurred on 19 December 2011, upholding the permission with conditions.
Precedent Value
Demonstrates that minor green energy infrastructure in countryside can override strict curtilage limits if landscape neutral and drainage proven safe via inspections. Future applicants should prioritise site visits, building control input, and evidence refuting neighbour drainage fears over pure policy recitation.
