8 December 2010 · Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Sulby Bridge Cottage, Sulby Bridge, Sulby, Isle Of Man, IM7 2eu
The Treasury applied for approval in principle to build a dwelling on a constrained plot adjacent to East View and Riverside cottages in Sulby Bridge, within a residential-zoned area per the Sulby Local Plan.
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The officer assessed that while the site is zoned residential, the application does not demonstrate a dwelling could be satisfactorily sited given access constraints.
Sulby Local Plan Policy RES/P/3
Applies outside certain development boundaries; requires compliance with specific circulars. Site in residential zone so principle acceptable, but detailed assessment needed for access/amenity. Officer tested against this for overall suitability.
General Policy 2
Requires proposals respect site/surroundings in siting/layout/scale; no adverse amenity impacts; safe/convenient access and manoeuvring; no unacceptable road safety. Failed on amenity (g,h,i): access causes noise/privacy loss to Riverside; no safe access option.
Environment Policy 42
New development in settlements must reflect local character; no inappropriate backland development or loss of green spaces contributing to amenity. Site former green area behind Carrick Park; officer noted potential incongruity with cottages but focused more on access.
Housing Policy 6
Residential-zoned land per brief or criteria in para 6.2. Zoned residential in Sulby Local Plan so use acceptable in principle, but must meet access/amenity tests.
No objection to approval in principle for appropriately landscaped cottage-style building, subject to conditions on rights of access, title propriety, site remediation, design restrictions matching local cottages, and time limits
No objection if access from Carrick Park (after boundary clarification); condition access must be from Carrick Park, no access off TT course
Multiple objections from neighbouring landowners, Lezayre Parish Commissioners, and Manx Electricity Authority (MEA) regarding access, historical planning decisions, land status, utilities, and design incompatibility; Highways has conditional no objection.
Key concern: access over MEA underground cables and historical planning limit of three dwellings
Lezayre Parish Commissioners
ObjectionRefused 4-1 Majority; The Commissioners have concerns as to how a property would be positioned on this plot of land. The Treasury should listen to the neighbours and share the land between them.
Marlow Construction Ltd
Objectionwe would like to object to the above application for the following reasons; There does not seem to be any access roadway which would pass DOT requirements
Clive J Sutton and Dorothy M Sutton
Objectionwe wish to object in the strongest possible terms in the hope that the application will be rejected by the Planning Committee; We cannot believe that the Planning Committee would be so insensitive as to approve this as "reasonable provision" for access as required by the building regulations
Michael Morris
Conditional No ObjectionSubject to the following conditions, the writer has no objection to approval in principle for an appropriately landscaped Cottage-Style building north of (East View)
Conditions requested: appropriately landscaped Cottage-Style building north of (East View); The propriety of registered Titles... is to be established prior to any approval in principle: 13-00785, plots 6, 7, 8... and 13-008449, the subject land; Abuses must be corrected prior to the granting of any approval. In particular: ...rubble and sand fill... to be removed. ...hawthorn hedge... to be restored. ...stone boundary wall... to be repaired; Approval in principle to be restricted to an outline specification including for: (a) Roof elevation(s) not to exceed the average: Sulby Bridge & Riverside Cottages (b) Cottage - Style, and not Estate-Style, architectural design (c) Frontage to be in keeping with the existing road-scape frontages to... (d) Work to Commence within 2 yrs and be Completed within 4 yrs of Approval in Principle
Manx Electricity Authority
ObjectionTherefore we recommend that access to the site should be via the main A3 Sulby Bridge Road
Conditions requested: access to the site should be via the main A3 Sulby Bridge Road; building works are not permitted on the access corridor identified on the plan as per the requirements of the cable easement which we have for this cable route
Department of Infrastructure Traffic Engineer
Conditional No ObjectionI am satisfied that the applicant can achieve an access off Carrick Park. As such I have no objection to this application, but ask that a condition is attached that access must be from Carrick Park; Definitely no access off TT course
Conditions requested: condition is attached that access must be from Carrick Park
