14 November 2014 · Delegated - Senior Planning Officer (Sarah Corlett)
Field 234504, Main Road, Kirk Michael, Isle Of Man, IM6 2hf
The proposal was for approval in principle to erect a dwelling on part of Field 234504, an open grazing field bounded by a Manx stone wall along the Main Road (TT course), between Belgaun and Whiteleas properties in Kirk Michael, with the dwelling sited towards the rear behind mature trees and a new access created from…
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The officer assessed the proposal against the site's open countryside location within Kirk Michael Conservation Area, finding a presumption against development under General Policy 3 as it fell outsid…
Environment Policy 42
Prohibits inappropriate backland development that erodes open character of green gaps. Officer found the rear-sited dwelling would affect the open space between roadside properties, constituting unacceptable intrusion contrary to this policy.
General Policy 2
Requires adequate access, visibility, and no detriment to highway safety (parts h and i). Failed due to unachievable visibility splays over applicant land on busy TT route.
Environment Policy 3
Protects trees from unacceptable loss or damage. Not demonstrated that access/driveway and construction would avoid harm to mature trees; full survey lacking.
Environment Policy 35
Protects conservation area character and appearance. Development harms street scene rhythm and open gap in Kirk Michael Conservation Area.
General Policy 3
Presumption against development in open countryside unless exceptions met. Proposal does not qualify for exceptions in service village context.
Strategic Policy 3 - To respect the character of our towns and villages
Supports housing in service villages like Kirk Michael to meet local needs. Site in open countryside overrides general support.
recommend that the applicant contact them regarding connection to the electricity supply
Multiple consultees including Highways Services, Michael Commissioners, and Andrew Igoea (DEFA Trees) object to the application primarily due to highway safety, visibility splay failures, tree removal, and loss of agricultural land, while Manx Utilities requests contact and condi…
Key concern: Visibility splays cannot be achieved on strategic TT Course
Highway Services
ObjectionRecommend Refusal; From the information provided, the visibility splays cannot be achieved.
Michael Commissioners
ObjectionThe Commissioners object to this planning application on the grounds that this is open space zoned for agricultural land.
Andrew Igoea, DEFA Forestry
Conditional No ObjectionRecommend that a full arboricultural survey and tree impact assessment are done before approval in principal is granted.; 3 trees would need to be removed to put in the proposed access
Conditions requested: Full arboricultural survey and tree impact assessment before approval; No dig solution e.g. CellWeb tree root protection system
Manx Utilities
Conditional No ObjectionThe Authority wish to express their interest... and request that a condition of planning be that the applicant must contact the Authority.
Conditions requested: Applicant must contact Authority; Contact Network Operations Department Tel. 687687 to discuss working practices around cables; Contact Electrical Site Safety Tel. 687766 before work; Contact Planning Department Tel. 687781 for electricity supply; All work with reference to HS(G)47 & GS6
