14 February 2008 · Secretary, Planning Committee
Farmhill Farm, Farmhill Lane, Douglas, Isle Of Man, IM2 2ef
The proposal involved approval in principle for demolishing a disused building and erecting two 4-bedroom detached dwellings and a garage within the curtilage of Farmhill Farm House, a two-storey dwelling on Farmhill Lane in a predominantly residential area.
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The officer's report recommended refusal, assessing that the indicative plans showed considerable over-development with two dwellings covering much of the site, creating an awkward and cramped layout …
Strategic Policy 1
Relevant under adopted Isle of Man Strategic Plan 2007. Officer noted proposal acceptable in principle for residential zoning per Douglas Local Plan but failed on specific criteria.
Strategic Policy 2 - Priority for new development to identified towns and villages
Listed as relevant in officer report.
Strategic Policy 3 - To respect the character of our towns and villages
Listed as relevant in officer report.
Strategic Policy 4
Listed as relevant in officer report.
Spatial Policy 5
Listed as relevant in officer report.
Strategic Policy 10
Listed as relevant in officer report.
General Policy 2
Requires development to respect amenity, character, etc. Cited by objector as failed due to overintensive use; officer assessed as overdevelopment out of keeping with area.
Environment Policy 3
Listed as relevant in officer report.
Environment Policy 42
Requires new development in settlements to take account of local character, identity, buildings and landscape features; prohibits inappropriate backland development or removal of open/green spaces contributing to visual amenity. Officer found proposal would harm visual amenities via cramped layout and potential tree damage/loss opening views to dwellings, affecting setting.
Housing Policy 6
Residential development in zoned land must accord with area plan brief or criteria in para 6.2. Officer noted acceptable form per zoning but overdevelopment issues.
Transport Policy 1
Listed as relevant in officer report.
Transport Policy 4
Listed as relevant in officer report.
Transport Policy 7
Requires parking per standards. Officer confirmed proposal conforms with 2 spaces per plot.
Do not oppose subject to imposition of conditions for off-street parking and on-site turning facility
No objection
no objection to the revised plans if opening to the garden to Farmhill Farmhouse was blocked off and the right of way given up before any construction work
not objecting but request condition for discussion on location, protection or diversion of water main under plot 2
standard comments; contact for working practices around cables/overhead lines and electricity supply
DOT Highways and Manx Electricity Authority have no objections subject to standard conditions; Water Authority requests consultation on water main protection/diversion; private representations from Andrew Jessopp and David Collister raise concerns about overdevelopment and access rights.
Key concern: access through private driveway and right of way dispute
Department of Transport, Highways Division
Conditional No ObjectionDo not oppose subject to the imposition of the following conditions
Conditions requested: Off street parking shall be provided within the curtilage of each dwelling in accordance with the Isle of Man Strategic Plan.; An on site turning facility will also be provided within the vicinity of the parking areas such that vehicles can turn on site and re-enter the highway in a forward gear.
Manx Electricity Authority
Conditional No ObjectionSee Note 2; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Conditions requested: the applicant must contact the Authority; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Water Authority
Conditional No ObjectionWe are not writing to object to the application but rather writing to request that, in the event that the application is approved, a condition be applied; all associated costs would be the responsibility of owner(s) / applicant(s)
Conditions requested: in the event that the application is approved, a condition be applied to the Notice that the applicants approach the Water Authority to discuss a method of location, protection and possible diversion of the water main before construction commences.
Andrew Jessopp
Conditional No ObjectionI do not object to the principle of some development however the indicative plans appear to be an overintensive use of the site, contrary to GP2(h), notwithstanding STP1.
David Collister
ObjectionWe strongly object to the plans to build two properties on the field at the back of our property Farmhill Lodge, to the first set of plans submitted if either property is to be accessed through our drive.; We own the land and there is a right of way only for the farmhouse
Conditions requested: opening to the garden to Farmhill Farmhouse was blocked off and right of way given up permanently as discussed with Mr Fargher. Before any construction work was undertaken.
