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Site
The application site is within the curtilage of Greensleeves, Douglas Road, Kirk Michael, which is located on the south-western side of the A3 road. The existing dwelling is a single storey detached bungalow with a detached garage.
Land Use Zoning / Policy
The application site is within an area recognised as being an area of 'white land' not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, however is within an area zoned as high landscape value or coastal value and scenic significance.
Proposal
The application proposes the approval in principle to erect a replacement dwelling and amend existing access.
Representations
Michael Commissioners do not oppose, however make the following observations:- The building must be of similar proportions and be single storey.
The original bungalow must be demolished upon a completion.
Highways Division have objected on the following grounds:- The existing access on the A3 Douglas Road, a strategic route and part of the TT course, does not provide adequate sight lines for vehicles emerging on to the public highway, and as such would be contrary to the interests of road safety.
In accordance with Department of Transport Policy, the required sight lines for an existing access at this site must comply with Planning Guidance Note 13 which stipulates a visibility splay of 2.0 metres by 295 metres for a derestricted road such as this.
S.P.M.C. & E:- No details whatsoever of what is to be replaced and not even within the same curtilage. A proposal for a new house here was refused (05/1951) The Society must look upon this as a new house in the countryside and extending / consolidating the unfortunate ribbon of development spreading south from Kirk Michael.
We have received no privately written representations objecting to the application.
Assessment / Recommendation
The Isle of Man Draft Strategic Plan – Housing Policy 13 and 15 – needs consideration when determine replacement dwellings in the countryside.
The existing has not lost its residential status as the Applicants currently live within the dwelling. The property also does not have any architectural or historic interest. Therefore in principle I consider the proposal to comply with Housing Policy 13.
Although this is an Approval in Principle application the submission does include an indicative plan which shows and example of the property location. Housing Policy 15 states that the new building should generally be sited on the "footprint" of the existing dwelling. Whilst the example is not located on the existing footprint I consider that the indicated position in the middle of the site would be a more appropriate siting. The siting would also be beneficial to the neighbouring property Moaney Mollagh, which is currently located near to the existing dwelling. With regard to the size of the property this aspect would be considered at any subsequent reserved matters application, however it should comply with Housing Policy 15.
With regard to the objection from the Highway Division, the existing entrance does not provide the acceptable visibility splays required along a strategic route (derestricted), however the submission proposes to create a new driveway and access via the existing field gate access. Whilst this will still not provide the required visibility splays of 2 metres by 295 metres, I consider the proposed access will provide better visibility onto the A3 road than the current access. I also consider that as there is an existing dwelling on the site with an existing access, to refuse the proposal on these grounds would be unsustainable, particularly as the proposal would certainly improve the visibility onto the A3 road and therefore increase road safety.
On balance therefore I consider the proposal to be appropriate in this location and therefore my recommendation is for an approval.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:-
Recommended Decision: Permitted
Date of Recommendation: 05.06.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
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.
This approval relates to the submitted documents and drawings 01 REV A and 02 REV B all received on 12th march 2007.
Approval is not granted for the new access in the location proposed on drawing No 02 REV B.
The Applicant is advised to consult with the Planning Office and the Department of Transport before submitting a reserved matters application.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 13/6/07
Signed : [Handwritten signature] M. I. McCauley Director of Planning and Building Control
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