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The site represents land to the rear of two existing roadside properties which front onto the main Castletown Road between the Santon Motel and Ballalonna and the Fairy Bridges. The site is designated as "white" land on the 1982 Plan and also of HLV.
Previously, permission was refused for the principle of the erection of a dwelling under PA 90/1946, 90/04091 and 97/01818. A replacement dwelling was refused under 01/2218 and approved in principle under 00/0912 and in detail under 02/1278. Note, these were a replacement of the existing not a completely new house. The two bungalows which front onto the main road suffer from poor access and unsafe egress for vehicles. The replacement, whilst gaining access from Pound Road was felt to be better than the existing situation off the Main Road even though Pound Road is narrow and unmade.
PA 01/2218, the application for reserved matters from PA 00/0912 (it was actually submitted as a detailed application) was refused for being over-dominant. The most recent approval in respect of PA 02/1278 showed the existing property demolished and the drainage installed in its place despite no condition being imposed to require the removal of the existing property on completion/commencement of the approved works.
Now proposed is the retention of the existing roadside dwelling and the erection of a new one behind. The new dwelling is sited slightly further south west than that approved under PA 02/1278 albeit around the same size in footprint. The site is also smaller in that not only is the footprint and curtilage of Fern Lea omitted, the site has a shorter frontage to Pound Road.
The development would constitute development in an undesignated area with no benefits of closing off the existing access onto Castletown Road and additional traffic using Pound Road. DoT's comments are unusual in this respect as they state no adverse traffic impacts whilst, at the same time, noting that Pound Road is unsuitable for additional traffic. I shall advise DoT that this is a new dwelling, not a replacement.
There is no justification for this development and there is little information about how drainage would be dealt with as the existing dwelling is to be retained where drainage was to be channelled in the previous application. I suspect it will all be channelled to the south west towards the property of others. This may end up going down behind "Fairways".
Recommended Decision: Refused
Date of Recommendation: 09.06.2005
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1.
The site is designated as Open Space and within an area of High Landscape Value and Scenic Significance on the Isle of Man Planning Scheme (Development Plan) Order 1982. Whilst permission has been granted previously for a dwelling on this site (and roughly in the position shown in this application), this was for a replacement dwelling, a replacement for "Fern Lea". This application proposes to retain "Fern Lea" and as such the proposed dwelling is a new one in an undesignated
area which would be contrary to the Department's general policies against such development, as set out in Planning Circular 1/88. Whilst permission has been granted for a replacement dwelling under PA 02/1278 and 00/0912, permission for a completely new dwelling was refused under PAs 90/1946, 90/4091 and 97/1818, none of which are referred to in the application.
R 2. The erection of a dwelling in this location, and particularly of the size, position and orientation shown in the application would result in overlooking of "Fariways" and "Fern Lea" with none of the benefits of the removal of "Fern Lea" and its access onto the Castletown Road which would have been brought about with the previous application PA 02/1278.
R 3. The proposal would increase the amount of traffic using Pound Road. Whilst the previous application for a new dwelling was approved and this would have increased the amount of traffic using Pound Road, this was judged as an improvement on the existing access for "Fern Lea", onto the Castletown Road and as such, the benefit of removing the existing access was judged to outweigh the disadvantage brought about by the increase of traffic on Pound Road.
Decision Made : ... Committee Meeting Date : ...
confirmed refusal on renew 11/8/05 SEC
Note: the layby referred to was approved as a means of providing off street parking for "femlea" in lieu of a driveway into the site, which was not considered acceptable to the Department of Transport (see BA 92/1661). It was not approved as a public facility or in conjunction with other properties in the area.
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