24 January 2024 · Delegated
Field 514355, Rheast Road, Santon, Isle Of Man, IM4 2hr
This application sought approval in principle for a detached dwelling with associated parking on agricultural land at the junction of Rheast Road and Clanna Road in Santon. The proposed dwelling would have sat within Field No. 514355, with the access formed from an existing gate on Rheast Road through part of Field No. 510185. The site is in open countryside, bounded by mature trees, hedgerows, and sod banks, with nearby properties including Park Farm, Ballacooper House, and Ballacorrin. The officer recommended refusal and the Department of Environment, Food and Agriculture refused the application on 24 January 2024.
The application was refused because building a new dwelling on this open countryside site was considered unwarranted development. The decision found no overriding national need for the proposal and no other material considerations that could justify an exception. The proposal was judged to conflict with Isle of Man strategic and area plan policies protecting the countryside from inappropriate residential development.
Refusal Reasons
development should be located to make best use of previously developed land, redundant and underused buildings and utilising existing infrastructure
The erection of a dwelling on this site would represent an unwarranted development in the Island's countryside and would be contrary to both the land use provisions of the Area Plan for the East and to the provisions of the Isle of Man Strategic Plan 2016
Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under -used land and buildings, and re - using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space (1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services. 4.2.2 In pursuance of (c) abo ve, the Department will, when formulating its programme for the preparation of new Area Plans, have particular regard to: (a) the availability of mains drainage connected to IRIS or other mains systems; (b) securing the future viability of rural primary schools; (c) the public investment in the Island's highway, bus, railway and tramway networks; (d) the provision and availability of water; and (e) community facilities. 4.3 Environment 4.3.1
General Policy 3
The erection of a dwelling on this site would represent an unwarranted development in the Island's countryside and would be contrary to both the land use provisions of the Area Plan for the East and to the provisions of the Isle of Man Strategic Plan 2016
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.
