27 November 2007 · Director of Planning and Building Control (M. I. McCauley)
Field 524091 Adjacent Woodville, Old Castletown Road, Douglas, Isle Of Man, IM4 1aj
The application sought approval in principle to build two detached dwellings on Field 524091, a parcel of disused agricultural land between Old Castletown Road and the Isle of Man Steam Railway line in Braddan.
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The officer concluded that the site is designated as open space (agriculture) under the Isle of Man Planning Scheme (Braddan Parish District Local Plan) Order 1991 - Plan No.
Policy 5.4 A policy of refurbishment and amalgamation of existing properties in the Conservation Area will apply
Requires no further residential development areas except south of Cronkbourne Village to avoid encroachment into rural area. Officer assessed site as outside designated areas, failing this test for new housing.
Policy 5.8 of Planning Circular 6/91
Refers to circulars on houses in countryside, agricultural dwellings, renovations, low density housing. Officer noted these must be respected; proposal does not qualify under any circular exceptions.
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 (agriculture), with no qualifying exceptions.
Port Erin Local Plan Policy 13.5
Guidelines in circulars for residential in unallocated areas; prioritises redundant buildings. No redundant buildings on site; proposal fails as new build in countryside.
Strategic Policy 2 - Priority for new development to identified towns and villages
New development primarily in towns/villages or urban extensions; countryside only in exceptional cases per para 6.3. Proposal lacks exceptional justification, adversely affecting countryside.
Spatial Policy 5
Development in defined settlements or per General Policy 3 exceptions in countryside. Site outside settlements; no GP3 exceptions apply.
General Policy 3
Prohibits development outside zoned areas except specific exceptions (e.g. ag housing, redundant conversions, replacements). Proposal is new housing with no matching exception.
Environment Policy 1
Countryside protected for its own sake; development not permitted unless overriding national need with no alternative. No such need demonstrated.
Housing Policy 4
New housing in towns/villages or extensions; countryside only for ag housing, conversions, replacements. Proposal fails all countryside exceptions.
Do not oppose subject to the imposition of conditions: visibility splay of 2 metres by 90 metres at proposed access; driveway minimum 4.1 metres wide; off-street parking per Manx Roads 1; on-site turning facility per Manx Roads 1.
Express interest and request condition that applicant contact Authority for water supply connection or amendment under Water Supply Byelaws.
Express interest and request condition that applicant contact Authority; notes on underground cables/overhead lines and electrical supply.
SPMC&E and Braddan Commissioners objected to the application due to its location in open countryside, while utilities (Isle of Man Water Authority and Manx Electricity Authority) raised no objections but requested standard conditions, and DOT Highways Division offered conditional no objection with specific access and parking requirements.
Key concern: development in open countryside not zoned for development
Society for the Preservation of the Manx Countryside & Environment
ObjectionThe Society STRONGLY OBJECTS.; there shall be no new dwellings in the countryside.; Even the, now abandoned, draft Braddan Parish Plan with its liberal treatment of sites with a planning history, makes no suggestions for development on this site.
Isle of Man Water Authority
Conditional No ObjectionThe 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 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; For single connections to a water main (i.e. a single dwelling) the applicant should contact loMWA Customer Services, tel. 69 59 49
Braddan Commissioners
ObjectionThe Commissioners would object to the planning application on the grounds that the site was not zoned for development and the development would constitute built development in open countryside.
Manx Electricity Authority
Conditional No ObjectionThere are Underground Cables/Overhead Lines present in the area indicated in you Planning Application.
Conditions requested: condition of planning be that the applicant must contact the Authority; contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines; Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766); Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply
Department of Transport, Highways Division
Conditional No ObjectionDo not oppose subject to the imposition of the following conditions
Conditions requested: Visibility splay of 2 metres by 90 metres shall be provided at the proposed access with the Old Castletown Road.; The proposed driveway shall be a minimum of 4.1 metres in width.; Off street parking facilities shall be provided in accordance with guidance set out in Manx Roads 1.; An on site turning facility shall be provided in accordance with guidance set out in Manx Roads 1.
