7 November 2006 · Delegated - Director of Planning and Building Control (M. I. McCauley)
Field 434035, Malew Road, Castletown, Isle Of Man, IM9 4ea
The proposal seeks approval in principle for erecting two single storey dwellings on part of a field designated as open space in the 1991 Castletown Local Plan but proposed as residential in the emerging draft plan, including widening the existing access lane from Malew Road.
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The officer noted the site is designated open space in the 1991 Castletown Local Plan but proposed residential in the emerging draft plan, which 'may well be capable of accommodating two detached dwel…
Time limit for reserved matters
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
Reserved matters to demonstrate access/parking/utilities
The application for reserved matters must also include plans which demonstrate that: a) parking for at least 2 vehicles per dwelling is provided together with turning facilities which enable vehicles to enter and leave the site in a forward gear, b) visibility splays of 70m by 2m will be available to drivers of vehicles emerging onto Malew Road and how this will be provided, c) the lane between the development site and Malew Road is widened to 4.1m to enable two vehicles to pass each other and d) the existing 11kV electricity cable and a low voltage overhead line which are present in the area of the application will not be damaged either during or after the course of development and that such supplies will be diverted if necessary.
Approved plans
This permission relates to the principle of the erection of two single storey dwellings on the land edged red alongside 'Gardenfield' together with access improvements all as shown in drawing reference 06/73/01 received on 19th September, 2006.
Airport Public Safety Zone
No built development may be undertaken within the Airport Public Safety Zone. The applicant is advised to consult the Airport in this respect prior to the submission of any application for reserved matters.
Do not oppose subject to conditions: sight lines 2m x 70m, lane widened to 4.1m for two-way traffic, off-street parking and turning per DoT requirements
no objection; note requiring contact for water connections
Manx Electricity Authority (MEA) requests a condition for applicant contact due to nearby 11kV cable and LV overhead line requiring potential diversion; Isle of Man Water Authority (IoMWA) requests condition for water supply connection; Highways Division confirms no issues with sight lines and access widening.
Key concern: Damage to 11kV cable could lead to major loss of supply and/or serious injury
Manx Electricity Authority
Conditional No ObjectionThis cable may be required to be diverted before works can commence.; Any works carried out will be at no cost to the MEA.; Please contact Anthony Kinrade, Operations and Maintenance Manager (tel. 687705) to discuss this matter.
Conditions requested: The applicant contacts the MEA to discuss the matter and confirm the work is to be carried out in accordance with Health & Safety Guidance Notes HS(G)47 and GS6
Isle of Man Water Authority
Conditional No ObjectionFor connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the IoMWA Planning and Projects Section, tel. 69 59 58.
Conditions requested: The applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws
Highways Division
No ObjectionI confirm the sight lines shown on the plan satisfy the Department of Transports requirements for your proposed development.; In addition it was established from measurements of the access lane that it can be widened to permit the passage of two way traffic.
The original application for approval in principle for two dwellings was refused by the Planning Committee solely on the unsuitability of the proposed access via an existing gate and uncontrolled railway crossing onto the A5 Castletown By-pass. The appellant argued the access was safe based on prior heavy vehicle use, better than the previously rejected Ballalough Lane option, and that the site was allocated for two dwellings in the emerging Draft Castletown Local Plan. The inspector in PA04/349 acknowledged significant weight to the draft plan allocation but found the access prejudicial to road safety on the strategic A5 route via an uncontrolled crossing, dismissing the appeal. A prior appeal (PA 02/2133) was similarly dismissed due to poor visibility and unmade access via Ballalough Lane. The outcome upheld the Committee's refusal.
Precedent Value
This appeal demonstrates that emerging local plan allocations carry significant weight even at early stages, but access to strategic roads must be exemplary; applicants should secure highways agreement pre-application and avoid uncontrolled crossings.
