No reserve sites outlined in the area plan for the east should be released until the island’s population hits 89,000.

Michael Hurley, who chaired the inquiry into the plan, made his recommendation to the Cabinet Office about when the release mechanism due to be put in place on reserve sites should be used.

But he warned it could be redundant anyway.

The area plan has outlined specific sites which should be developed first and others which are reserve sites, that could be released for deveopment later.

Under the area plan, the release of the sites would be the responsibility of the Cabinet Office, which offers the vague commitment to produce assessment reports ’from time to time’.

Mr Hurley said: ’In my view, the release of a strategic reserve site for residential development should be contingent on some objective criterion, such as the island’s resident population having increased to at least 89,000 by the time of the 2021 census.

’That figure approximates to the mid-point between the island-wide population of about 84,500 as shown in the 2011 census, and the projected island-wide population of 93,500, on which the strategic plan housing requirement is based.

’I consider that such criterion should be written into the area plan.’

The Cabinet Office assessments should consider whether the release would be warranted and take into account the impact on, and need for, supporting infrastructure, the scale of developments and the status of reserve sites.

Before making a decision on the release of a site, the Cabinet Office must publish its recommendation and allow for public consultation on the site. However the decision would lie with the Cabinet Office even if there is widespread opposition.

Mr Hurley added that in his view ’this does not seem to me to be unreasonable’.

During the inquiry, MHKs Bill Shimmins and Rob Callister argued that Tynwald should have the vote on whether or not reserve sites should be released.

Mr Hurley rejected this and the idea of a specified regular release of the assessment reports.

However Mr Hurley added: ’Nevertheless, I consider that a release mechanism requiring a decision to be made by either the Cabinet Office of Tynwald might well be redundant.

’In practice, if a prospective developer considered that there was a strong case for the development of a strategic reserve site, there would be nothing to prevent the submission of a planning application in respect of that land.

’The prospective developer would not have to wait for the Cabinet Office to make an assessment report; and unlike an assessment report, a planning application would provide a right of appeal.’

He also suggested that the status of reserve sites should be reconsidered when the development plan is next reviewed in future years.