11 August 2023 · Delegated - Principal Planner (Jason Singleton)
Ocean View, Baltic Road, Kirk Michael, Isle Of Man, IM6 1ef
The site is the residential curtilage of Ocean View in the countryside, currently with two entrances and brick garden walls roadside. The proposal involves removing parts of the existing walls and erecting new boundary walls along the roadside elevation, providing two car entrances and one pedestrian entrance, all with…
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The officer assessed the principle of development as acceptable under Housing Policy 15, which allows alterations to existing traditionally styled properties in the countryside where they respect the …
General Policy 2
GP2 sets out general development control considerations relevant even where a proposal is not in accordance with land-use zoning, including design (respects site and surroundings in siting, layout, scale, form, design and landscaping), wider impact (amenity of residents, character of locality) and parking/access/highway safety. The officer assessed the walling as suitable in design and character for the countryside site, with no amenity or highway safety impacts after revisions.
Housing Policy 15
HP15 states that the extension or alteration of existing traditionally styled properties in the countryside will normally only be approved where these respect the proportion, form and appearance of the existing property. The officer found the boundary wall alterations acceptable as they provide suitable treatment that does not detract from countryside amenities, per supporting text at paragraph 8.12.2.
General Policy 3
GP3 indicates development will not be permitted outside zoned areas except for stated exceptions, which do not include dwelling extensions. The site does not meet exception criteria, but the principle was accepted via HP15 allowance for countryside alterations.
Environment Policy 1
EP1 seeks to prevent development adversely affecting the site except in exceptional circumstances. No adverse site impacts were identified.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Approved drawings
Notwithstanding the details received, this decision relates to the details called Proposed Entrance Elevation (Revised Proposal/Application), as shown on drawing No. 101 Rev C, received 3rd July 2023. REASON: for the benefit of doubt and Highway Safety.
The proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services Development Control raises no objection to the proposal subject to all access arrangements to accord with Drawing No.101 Rev C.
DOI Highways initially opposed the application due to reduced visibility splays and non-compliance with access standards but later raised no objection subject to conditions after amended plans; Highways Drainage advised compliance with drainage requirements to prevent runoff onto the highway.
Key concern: reduction in visibility splay from existing access due to 1.8m fence height
Department of Infrastructure Highways Development Control
ObjectionThe Department cannot support the proposal as currently presented as it reduces an already insufficient visibility splay to a greater reduced level.; In its present form, Highways oppose the proposal due to the decrease to an already substandard visibility from the existing access and the unconformity to the standards of the proposed access, resulting in the proposal being contrary to General Policy 2 (h) and (i).
Conditions requested: Reduce the height of the proposed fencing to a maximum height of 1.05m in the areas that are within the visibility splays of both accesses; Alterations to the proposed access so that the gates are a minimum of 6m back from the edge of highway, and the surface material is shown as bound and consolidated; provide run off / surface water drainage where necessary to prevent water from flowing out onto or damaging the public road; retain existing road drainage or provide effective alternative scheme agreed with Highway Services’ Drainage team
Department of Infrastructure Highways Development Control
Conditional No ObjectionOn balance, the resultant benefit of visibility further along the lane outweighs the immediate loss. Highways accept the visibility achievable from the access.; The proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services Development Control raises no objection to the proposal subject to all access arrangements to accord to Drawing No. 101 Rev C.
Conditions requested: all access arrangements to accord to Drawing No. 101 Rev C; Section 109(A) Highway Agreement to be made post planning consent
Department of Infrastructure Highways Drainage
Conditional No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.
Conditions requested: prevent any surface water running off the site onto the highway assets; comply with section 11.3.11 of the Manual for Manx Roads
