15 December 2015 · Planning Committee
Pennybridge Stables, Main Road, Kirk Michael, Isle Of Man, IM6 2hd
The proposal seeks approval in principle for replacing a large equestrian building (riding arena) with two detached dwellings and parking on a 55m x 40m site served by a farm lane off the A3 highway.
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The site is not designated for development, lying in Open Space (Agriculture) with a presumption against development per Environment Policies 1 and 2, General Policy 3, Spatial Policy 5, Housing Polic…
Environment Policy 1
Presumption against development in countryside/High Landscape Value areas. Officer acknowledged conflict but found limited visual impact due to site position between existing buildings minimising incursion into open countryside.
Environment Policy 2
Presumption against development outside designated areas. Tested against site's Open Space designation but set aside on balance due to sustainability and low landscape harm.
General Policy 3
Restricts development to designated land. Officer noted non-designated status but approved due to village context and existing built surroundings.
Spatial Policy 5
Directs development to sustainable locations. Site assessed as sustainable within walking distance of amenities.
Housing Policy 4
Housing in designated areas only. Local plan designation outweighed by site-specific merits.
Time limit for commencement
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013.
Reserved matters application time limit
Application for approval of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved. Reason: To avoid the accumulation of unimplemented planning approvals.
Approval of reserved matters
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 Department in writing before any development is commenced. Reason: To comply with the Town and Country Planning (Development Procedure)(No2) Order 2013.
Lane upgrading for access
The application for the reserved matters must include provision for the upgrading of the surface and width of the lane to demonstrate that it is suitable for residential traffic and could comfortably accommodate two way traffic up to the access of the further house from the main road. Reasons: In the interests of highway safety.
request the applicant consults them on the provision of electricity to the site (not a material planning consideration)
Manx Electricity Authority requests contact for electricity supply and safety; DOI Highways initially objected due to visibility and access issues but later issued DNOC with conditions; Michael Commissioners consistently objected due to agricultural zoning.
Key concern: land zoned as agriculture
Manx Electricity Authority
Conditional No ObjectionThere are underground cables/overhead lines present in the area indicated in you planning application; The Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority
Conditions requested: condition of planning be that the applicant must contact the Authority; Contact the Manx Utilities Planning Department (Tel. 687781), to discuss the electricity supply for this application; Contact our Network Operations Department, Manx Utilities (Tel. 687687) to discuss working practices around cables and overhead lines; Contact the Manx Utilities for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site
DOI Highways
Conditional No ObjectionOppose. Visibility splays of 2.4 x 120 metres are required in both directions; Highways requested 120 metres but will accept the reduced 90 meters taking into account accident data; DNOC on 5.11.15
Conditions requested: Visibility splays of 2.4 x 90 metres in both directions; The lane must be wide enough to accommodate two way traffic flow; Nothing must be planted or erected within the visibility splays which may exceed 1.05 metres in height; Construction/improvements to the access must be in place to required standards prior to the construction of the dwellings; The access would need to be a minimum of 4.1 metres for the first 6 metres; a turning area provided for larger delivery vehicles
Michael Commissioners
ObjectionThe Commissioners have an objection to this planning application as the land is zoned as agriculture
Michael Commissioners
ObjectionThe Commissioners have an objection to this planning application as the land is zoned as agriculture
Michael Commissioners
ObjectionDue to the land still being zoned as agricultural, the Commissioners still object to the planning application above until the land has been rezoned
