18 September 2012 · Planning Committee
Land Adjacent To, Knock Rushen House, Scarlett Road, Scarlett, Castletown, Isle Of Man, IM9 1ta
The application sought approval in principle for the redevelopment of the 0.7-acre site of Knock Rushen House, a substantial altered historic dwelling, including its potential demolition and replacement with residential development.
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The principle of an additional dwelling was established by prior approval of PA10/00898/B for a detached dwelling and PA08/00706/A (approved on appeal), so the key issues were whether more than two dw…
Strategic Policy 1
Requires optimising previously-developed land and efficient site use. Officer found site (0.7 acres residential curtilage) suitable for redevelopment without prejudice to amenities or infrastructure.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates development in existing settlements. Site within Castletown settlement boundary on draft plan.
Spatial Policy 5
New development within defined settlements. Site confirmed as within settlement.
Strategic Policy 10
Promotes integrated transport minimising car journeys and highway safety. Acceptable for two dwellings but Queen Street at capacity per highways.
Transport Policy 4
Highways must accommodate generated traffic safely. Meets standards for two dwellings via existing access.
General Policy 2
Requires respect for site/surroundings, no adverse townscape/amenity impacts. Satisfied if limited to two dwellings, no new wall breach; respects stone wall and avoids overdevelopment.
Environment Policy 42
Design to reflect locality character, no inappropriate backland or loss of green spaces. Redevelopment preserves wall continuity and streetscene.
Definition of permission
This permission relates to the principle of the redevelopment of the site defined in plans received on 22nd June, 2012 for residential purposes where the maximum total number of dwellings on the site does not exceed two.
Reserved matters required
Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Planning Authority in writing before any development is commenced.
Time limit for reserved matters
The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission.
Time limit for commencement
The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the later.
No new access
The dwellings on site may be served only by the existing access: no approval is hereby granted to an additional means of access into the site in order to preserve the integrity of the existing roadside wall which is considered a key element in the streetscene in this area.
Meets relevant highway policies and standards subject to contacting Network Operations for works
Flood risk addressed; site above 5.4m Douglas O2 datum
No objection subject to contacting for supplies and safety around cables
Highways Division objected to residential redevelopment beyond one property due to Queen Street capacity exceeding limits for a country lane; Manx Electricity Authority requested contact and conditions for utilities; Natural History & Antiquarian Society objected pending full bui…
Key concern: Queen Street traffic capacity exceeded for country lane (max 25 dwellings)
Highways Division
ObjectionTraffic flows for the "pm" peak traffic indicates that Queen Street is already working to its capacity, therefore no further development should be served off Queen Street.; Queen Street should be classed as a Country Lane, and as such a maximum of 25 dwellings should only be permitted; I will amend the Highways comments stating that the site could only be used for a redevelopment for one property.
Conditions requested: site could only be used for redevelopment for one property
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application.; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Conditions requested: applicant must contact the Authority; Contact Network Operations Department (Tel. 687687) to discuss working practices around Cables and Overhead Lines; Contact M.E.A. for Electrical Site Safety 5 documents (Tel. 687766); Contact M.E.A. Planning Department (Tel. 687781) to discuss electricity supply; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6
Isle of Man Natural History and Antiquarian Society
ObjectionKnockrushen House is the same as Knockrushen farmhouse which is the first property in the list of buildings detailed in the final version [2012] of the Southern Area Plan which have been suggested for Registration; This is estimated to have a core dating to 1700 – 1750.; essential that a full survey of this structure and including its boundary walls is undertaken
Conditions requested: full survey of structure and boundary walls before decision; condition requiring full recording and publication of history and architecture if approved
Water Authority
Conditional No ObjectionThe high water level at Castletown is 4.8 meters Ordinance Datum based on Douglas O2 Datum. It is normal practice to add 600mm to this level... giving a level of 5.4 meters Douglas O2 Ordinance Datum.
Conditions requested: Flood Risk Statement demonstrating finished floor levels and thresholds higher than 5.4 meters Douglas O2 Ordinance Datum
Castletown Town Commissioners
Objectionobjection against the captioned application on the grounds that there would be a very narrow restricted access from the development into Queen St.; We also understand that further development involving increased traffic was precluded.
The original application (12/00909/A) for approval in principle to erect a detached dwelling within the grounds of Knock Rushen House was refused by the Planning Committee despite officer recommendation to approve, on grounds it would reduce amenity space and harm the setting of the main house. Appellants argued the garden was large enough for both dwellings without harm, access was adequate, and new development nearby had greater impact. The inspector found the site sufficiently large to accommodate a smaller ancillary dwelling without harming the setting of Knock Rushen House, privacy, or coastal views, with woodland designation outdated as reflected in the draft plan. Highway impacts were acceptable for a single dwelling. The appeal was allowed with conditions on reserved matters, wall retention, and drainage.
Precedent Value
Appeals can succeed where officer recommends approval but committee refuses, if inspector finds no material harm to setting and draft plans support residential use. Future applicants should provide indicative plans showing deference to main house and secure highway no-objection.
Inspector: Neil A C Holt
