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The application site is part of Field 210313 adjacent to Cornerways at Jurby West. The site is located on the western side of the A10 road and the northern side of the Jurby Chapel Road.
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 the site is within an area zoned High Landscape or Coastal Value and Scenic Significance.
The application site has been the subject of a number of previous planning applications, the following of which are considered specifically material to the assessment of this current planning application.
Approval in principle for the erection of an agricultural workers dwelling - 06/01565/A – APPROVED at Appeal
The application seeks approval for the erection of a detached agricultural workers dwelling.
Jurby Parish Commissioners have no objection:-
The Commissioners are bitterly disappointed that the Minister, when overturning the decision of a Planning Inspector at Appeal, but not take into account the Commissioners suggestion that such dwelling be sited near to the outbuildings where the applicants were to house their cattle.
Highways Division:-
Do not oppose
The Isle of Man Water Authority makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The Manx Electricity Authority makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The owners/occupiers of "West Nappin Smithy", Jurby, have commented the application which can be summarised as; Endorse the closure of the existing field access and the position of the new, as this will improve safety, maintain a peaceful existence of Cornerways and myself and allow Mr Cleator easier access to his stock
The principle of developing this site to accommodate a agricultural farm workers dwelling has been established and been accepted.
Therefore as this submission is a Reserved Matters Application the following material planning issues need consideration:-
One of the conditions indicated in the previously approved application required the design to conform to policies 1-7 of Planning Circular 3/91. I consider this proposal would conform, as the design, materials proposed to be used, scale and massing of the building would produce a Manx styled cottage in keeping with the surrounding neighbouring properties at the Jurby Crossroads, but also with the majority of properties in the countryside.
Impact upon neighbouring properties
In my opinion the dwelling most affect by the proposal would be "Arundale" which is located 11.5 metres to the east of the proposed dwelling. The boundary treatment between the "Arundale" and the proposed dwelling comprises of a 0.9 metre high sod banking (approx) with a 2 metre high hedgerow running along the top. This will act as a natural screen and therefore lessening the visual impact of the proposed dwelling for the occupiers of "Arundale" and significantly reducing any overlooking, which would result in a loss of privacy. Additionally, as the proposed dwelling would be a single storey building and as the property would be located 11.5 metres from the gable end wall of "Arundale" I do not consider the proposal would result in an overbearing impact and/or loss of light.
Highway issues
The existing access to the site, which is adjacent to "The Old Smithy", is to be blocked up, and a new access onto the A10 road would be formed. The access would have sight lines of 2m x 36m, which are the required slight lines for a road with a maximum speed limit of 30mph. The existing sod hedge will be altered (indicated as hatched area on drawing 06/0030/18) by reducing the height to 1.05 metres. The new access will have a width of 6 metres, which will lead to the driveway which provides a minimum of 2 off road parking spaces and a turning provision. The Highway Division have no objection.
RECOMMENDATION
For these reasons the proposals would seem appropriate in these locations 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:-
Recommendation
Recommended Decision: Permitted Date of Recommendation: 14.02.2008 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the dwelling and alterations as proposed in the submitted documents and drawings 06 0030/15 and 06 0030/18 all received on 19th December 2007.
C 3. The occupation of the proposed dwelling must be limited to persons whose employment or latest employment is or was solely in agriculture in the Island and includes the dependants of such persons.
C 4. The roof(s) must be finished in dark natural slate.
C 5. On completion of the new access, the existing access is to be blocked off and hedging to be planted. All hedging is to be planted in the first planting and seeding seasons. Any trees or shrubs which within 5 years from the completion of the development dies, is removed or become seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation.
C 6. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2005 (or any Order revoking or re-enacting that Order) no extensions, greenhouses, walls, gates, fences, garden sheds, summerhouses, flag poles, decking, garages, or tanks for the storage of oil for domestic heating shall be erected (other than those expressly authorised by this approval.)
N 1. For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
N 2. There are Underground Cables/Overhead Lines present in the area indicated in you Planning Application. Please contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site.
Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 10/12/05
Signed : _________________________ Mrs F Mullen Senior Planning Officer
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