16 July 2014 · Delegated
Land Adjacent To Field 131049 And, Vollan Crescent, Ramsey, Isle Of Man, IM8 3uj
The proposal was for two contemporary three-storey semi-detached dwellings on a sloping site adjacent to Field 131049, Vollan Crescent, Ramsey. The site forms part of the Mooragh Park Brooghs — a continuous grassed hillside running from north to south into Mooragh Park — and is zoned as public open space under the Ramsey Local Plan. A previous application for twelve first-time buyer units on the same land was refused in 2005 on identical grounds. The site falls outside any area zoned for development, and the proposal did not meet any of the recognised exceptions under General Policy 3 of the Isle of Man Strategic Plan 2007. The loss of open and green space also conflicted with Recreation Policy 2, which seeks to preserve public open space for residents and visitors.
The application was refused on three grounds: the site is outside any zone allocated for development with no applicable exception; the development would cause substantial harm to the character and visual amenity of the Mooragh Park Brooghs by removing open and green space; and it would result in the loss of public open space protected under Recreation Policy 2 of the Isle of Man Strategic Plan 2007.
Refusal Reasons
New development will be located primarily within our existing towns and villages
Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3. (1) Open Space is defined in Appendix 1. (2) Sustainable Urban Extensions are defined in Appendix 1 4.3.2 Appendix 3 to the Plan identifies the towns and villages, and also explains why the Department has rejected the idea of a new settlement, which was mooted in the Consultation Draft published in May 2000. 4.3.3 Each of our towns and villages has an ind ividual character arising not only from its geographical position and existing fabric, but also from its historical, cultural, and social background. This character should be protected and enhanced. Accordingly:
Development will not be permitted outside of those areas which are zoned for development
General Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: (a) essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); (b) conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); (c) previously developed land (1) which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; (d) the replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); (e) location-dependent development in connection with the working of minerals or the provision of necessary services; (f) building and engineering operations which are essential for the conduct of agriculture or forestry; (g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and (h) buildings or works required for interpretation of the countryside, its wildlife or heritage. 6.4 Planning Agreements 6.4.1 Where development is acceptable and in accordance with the provisions of this Plan and the relevant Area Plan, but raises issues which cannot be addressed by the imposition of planning conditions, the Department will seek to conclude an Agreement with the developer under Section 13 of the 1999 Town and Country Planning Act.
Ramsey Local Plan Policy R/E/P8 Wildlife Sites
7.14 The Ramsey Wildlife Survey recommends that the following have potential as Wildlife Sites in Ramsey (reference: Policy R/E/P8): i) Ballure Glen; ii) Greenlands Curragh; iii) Sulby River brooghs woodland; iv) Ramsey Station Yard; v) Mooragh Park brooghs; vi) Poyll Dooey. ## C. Encouraging Management
