1 April 2011 · Planning Committee
Land Adjacent To, Ginger Hall Hotel, Ballamanagh Road, Sulby, Isle Of Man, IM7 2hb
The proposal involves four identical single-storey bungalows, each with a floor area of approximately 130 sqm, ridge height of 6.7m, width 13.5m and depth 10.6m, plus detached double garages and gravel drives, on a site zoned for predominantly residential use and woodland in Sulby.
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The site is zoned for residential development, establishing the principle as acceptable. Unlike the refused 09/00504/B appeal, this full detailed scheme demonstrates four single-storey dwellings are f…
Strategic Policy 1
Requires optimising previously developed/under-used land, efficient site use considering access/landscaping/amenity, utilising existing infrastructure. Officer assessed site as unused residential-zoned land in Sulby (last housing site), four dwellings make best/efficient use vs local brief's two.
Strategic Policy 2 - Priority for new development to identified towns and villages
New development primarily in towns/villages or extensions, countryside exceptional. Site in village fits; supports efficient use over local plan prescription.
General Policy 2
Permits zoned development respecting site/surroundings (siting/layout/scale/design/landscaping), no adverse amenity/character/highway/habitat impacts, adequate parking/services. Proposal complies via single-storey design matching locality, distances prevent overlooking/loss of light, highway conditions, no ecology issues.
Housing Policy 1
Provision for 6000 dwellings 2001-2016. Contributes to housing supply.
Housing Policy 6
Zoned residential per area plan brief, but briefs not needlessly prescriptive. Local brief (max 2 dwellings) overridden by Strategic Plan para 1.4.4 as later document, no justification given for 2; 4 fits without harm.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved drawings
This approval relates to the residential development comprising four detached dwellings and garages as proposed in the submitted documents and drawings 09 0513/2, 09 0513/4A, 09 051305, 09 051306, 09 051307, 09 051308, 09 051309, and 09 0513/10 all received on 7th February 2011.
Landscaping scheme
No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Planning Authority and these works shall be carried out as approved. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of any of the proposed dwellings hereby permitted. All planting shall be carried out in accordance the approved details in the first planting and seeding seasons following that first occupation. Any trees or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation.
Roof materials
The roof(s) must be finished in dark natural slate.
Traffic mirror
Prior to the commencement of construction of any dwellings on the site a traffic mirror shall have been erected in accordance with details which will have been first agreed in writing with the Planning Authority. The mirror shall be retained and maintained in good order thereafter.
Access/visibility splays
Prior to the commencement of construction of any dwellings on the site, the access arrangements as indicated on drawing 09 0513/4 REV A are to be implemented and completed to provide the required visibility splays.
Approve subject to condition for traffic mirror; visibility splays acceptable as maximum achievable and improved over prior approval
No objection subject to conditions on foul sewer connection, no surface water to foul, maintenance of SW system clarified
Approve unanimous subject to satisfactory drainage arrangements
Comments received - contact for works near cables/overhead lines, electricity supply
Highways Division and Water Authority offer conditional no objection subject to specific access, parking, drainage, and utility conditions; Lezayre Parish Commissioners approve subject to satisfactory drainage; Manx Electricity Authority requests contact for cables; multiple priv…
Key concern: drainage issues and flood risk
Department of Infrastructure Highways Division
Conditional No ObjectionThe application is recommended for approval subject to a condition requiring a traffic mirror.; The visibility splays shown on drawing no 09/0513/4 Rev A of 2.4m x 12.5m to the southwest and 2.4m x 36m to the northeast are acceptable
Conditions requested: traffic mirror to be installed
Isle of Man Water and Sewerage Authority Drainage Division
Conditional No ObjectionNo Objection: - subject to the following conditions:-
Conditions requested: The proposed residential development must be connected to the public foul sewer in a manner acceptable to the Isle of Man Water and Sewerage Authority.; There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s); Land Drainage Consent will be required for the construction of the outfall and all watercourse works.; The Authority requires an access corridor along the line of the Foul Sewer and this should be annotated in the deeds of each individual property.
Lezayre Parish Commissioners
Conditional No ObjectionApproved Unanimous, subject to satisfactory drainage arrangements.
Conditions requested: subject to satisfactory drainage arrangements; Are all land owners informed of the various points where water is to be directed and drained?
Manx Electricity Authority
No CommentThere are Underground Cables/Overhead Lines present in the area; Please contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines
Conditions requested: applicant must contact the Authority; Contact the M.E.A. for Electrical Site Safety 5 documents before any work is carried out on site
Department of Infrastructure Highways and Traffic Division
Conditional No ObjectionNo adverse traffic impacts, subject to the imposition of the following conditions:-
Conditions requested: Parking arrangements on site shall comply with the provisions of Manx Roads 1.; The access drive arrangements shall comprise a turning feature to permit a motor car to turn round within the site, so that the vehicle can emerge from the site in forward gear.; The gradient of any vehicle access drive shall not exceed 1 in 10.; The layout of the vehicular accesses shall be completed to the satisfaction of the Planning Authority after consultation with the Highway Authority before being brought into use, and shall thereafter be so retained.; Before the dwelling is occupied the proposed vehicle parking facilities shall be provided in accordance with the submitted drawing to the satisfaction of the Planning Authority after consultation with the Highway Authority and shall thereafter be so retained.; access to comply with the Department’s sketch attached hereto to be agreed to and set out prior to any building work
Department of Transport Drainage Division
Conditional No ObjectionNO OBJECTION in principle, but subject to the following conditions:-
Conditions requested: The drainage for the proposed development must be constructed in accordance with drawing no. 408/97/02 Rev A which defines a service corridor of 6000mm over the existing public sewer; The proposed development must be connected to the public foul sewer in a manner acceptable to the Department of Transport Drainage Division and on terms and conditions which must be agreed with the Division PRIOR to the commencement of any building works.; There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s)
The original application PA 95/1092 was for approval in principle for three building plots, amended to two due to a public sewer crossing the site, and approved by the Planning Committee on review on 18 March 1996. Third parties Mr Young and Mr Hinton appealed, objecting to potential two-storey houses out of keeping with bungalows, traffic hazards from access onto Claddagh Road due to parking and speeding, and preferring access from the A3 TT course. The Planning Committee defended the approval citing supportive local plan allocations for two dwellings, site improvement, minimal tree loss, and Department of Transport approval. The inspector found the principle of development acceptable under development plans, the site suitable for two bungalows, access visibility adequate with no substantial highway hazards, and recommended dismissal of appeals with conditions for reserved matters.
Precedent Value
This appeal shows inspectors will uphold committee approvals for modest residential infill in allocated areas where highway impacts are minimal and access complies with TT course policies. Future applicants should secure DOT approval early and use conditions to mitigate neighbour amenity concerns.
