21 November 2007 · Planning Committee
Land At, Ballacregga Farm, Vicarage Road, Douglas, Isle Of Man, IM4 2ae
The proposal was for approval in principle to erect five dwellings on a parcel of land north of Vicarage Road near the Farmhill/Vicarage Road roundabout in Braddan, designated partly as open space (agricultural) and partly as woodland under the 1991 Braddan Local Plan.
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The officer assessed the proposal primarily against the site's land use designation as open space (agricultural) and woodland under the Isle of Man Planning Scheme (Braddan Parish District Local Plan)…
Policy 5.4 A policy of refurbishment and amalgamation of existing properties in the Conservation Area will apply
Restricts further residential areas except south of Cronkbourne Village to avoid encroachment into rural areas. Officer noted site not designated for residential development, failing this test.
Policy 5.8 of Planning Circular 6/91
Refers to circulars on countryside housing restricting it tightly. Proposal for new dwellings fails as no compliance shown with referenced circulars on houses, agricultural dwellings etc.
Castletown Local Plan Policy 13.4
No further development permitted except for national/strategic or essential agricultural purposes; open space areas must be respected. Site is designated open space with no such justification.
Port Erin Local Plan Policy 13.5
Guidelines in appendices for exceptional countryside housing; redundant buildings preferred. New build on greenfield fails.
Strategic Policy 2 - Priority for new development to identified towns and villages
New development primarily in towns/villages or sustainable extensions; countryside only in exceptional circumstances per para 6.3. No such circumstances here.
Spatial Policy 5
Development in defined settlements or per General Policy 3 exceptions in countryside. Fails as outside zoning.
General Policy 3
No development outside zoned areas except listed exceptions (e.g. agricultural housing, conversions, replacements). Proposal does not qualify.
Environment Policy 1
Protects countryside/ecology outside settlements; no adverse development unless overriding national need. Intrusive housing fails.
Environment Policy 3
No unacceptable loss/damage to woodland. Site partly woodland; development would contravene.
Housing Policy 4
New housing in towns/villages or extensions; countryside only for listed exceptions. Straight new dwellings fail.
Do not oppose subject to conditions on visibility splay, access lane width, off-street parking and turning facility
No objection in principle subject to planned drainage area investigation, no foul discharge to public system, private sewage treatment plant, and surface water flow calculations
SPMC&E and Braddan Parish Commissioners strongly object to the development as an intrusion into unzoned open countryside setting a dangerous precedent, while utilities and highways raise no objections but request standard conditions for services and access.
Key concern: first outbreak of residential development into the open and un-zoned countryside setting a dreadful precedent
Society for the Preservation of the Manx Countryside & Environment
ObjectionThis would be a first outbreak of residential development into the open and un-zoned countryside North-West of Vicarage Road and would be A MOST DREADFUL PRECEDENT.; The Society therefore VERY STRONGLY OBJECTS to this application.
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: condition of planning be that 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; Applicant should contact the Water Authority to discuss protecting the main before construction work commences
Braddan Parish Commissioners
ObjectionThe Commissioners would object to the planning application on the grounds that the area was not zoned for development and would be an intrusion into the open countryside.
Manx Electricity Authority
Conditional No ObjectionContact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Conditions requested: condition of planning be that the applicant must contact the Authority; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application
Douglas Borough Drainage
Conditional No ObjectionNO OBJECTION in principle subject to:-; Full details must be included in any detailed planning application(s) for approval.
Conditions requested: NO discharge of foul water (directly or indirectly) from this proposed development to any foul public drainage system; proposed development discharge the foul sewage into a ‘Private Sewage Treatment Plant’; surface water system to attenuate flow to maximum 7 l/s per hectare
Department of Transport, Highways Division
Conditional No ObjectionDo not oppose subject to the imposition of the following conditions
Conditions requested: A visibility splay of 2 metres by 18 metres shall be provided for the access on to the Ballacregga Farm Access Lane; The Ballacregga Farm Access Lane shall be a minimum of 4.5 metres wide from it's junction with Vicarage Road to it's junction with the proposed housing development road; Off street car parking shall be provided in compliance with Manx Roads 1; A turning facility shall be provided in accordance with Manx Roads 1
