17 February 2016 · Planning Committee
Wren Cottage, Main Road, Sulby, Isle Of Man, IM7 2hp
The proposal seeks approval in principle for a new dwelling on a rectangular site (26.5m deep by 11.8m wide) currently used as curtilage for Sulby Old School, including a modern double garage and lean-to.
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The officer considered the principle of residential development acceptable as the site has historical ties to the adjacent Sulby Old School rather than St Stephens Church & Hall, evidenced by historic…
Strategic Policy 1
Requires optimising previously developed land and efficient site use. Officer assessed site as previously developed (former school playground/hardstanding) within village, utilising existing access and services.
Strategic Policy 2 - Priority for new development to identified towns and villages
Limits countryside development but permits in villages. Sulby is a designated village; proposal seen as appropriate infill.
Strategic Policy 4
Maintains village character with appropriate scale housing. Proposal meets local needs without harming Sulby's character.
Strategic Policy 6 - Major employment-generating development
Protects Registered Buildings and settings. Assessed as non-detrimental if reserved matters ensure design compatibility.
General Policy 2
Requires development to respect site/surroundings, amenity, highways, etc. Officer confirmed compliance on siting, access, no adverse impacts on Registered Buildings, landscape, or safety.
Time limit for commencement
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters.
Reserved matters application time limit
Application for approval of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved.
Approval of reserved matters
Approval of the details of design, siting, external appearance of the buildings, internal layout, parking layout, and landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced.
Minimum parking provision
Any reserved matters planning application must include provision for the parking of a minimum of 2 cars within the curtilage of the application site.
Visibility splays
Prior to any work commencing on site the visibility splays as shown on drawing 202 are required to be provided and thereafter kept permanently clear of any obstruction exceeding 1.05m in height, within the applicants ownership, above adjoining carriageway level. Should any roadside pillar/wall within the applicant control required to be altered this should be submitted as part of the Reserved Matters application.
recommended an approval
do not oppose but require visibility splays of 2.4 x 54 metres in both directions over land within the ownership of the applicant, nothing exceeding 1.05 metres within the splays
Lezayre Parish Commissioners approved the application in both consultations with a query about parking restrictions for visibility splays; Highways Division issued DNOC requiring specific visibility splay conditions.
Key concern: St Stephen's Church and Church Hall parking impacting visibility splays
Lezayre Parish Commissioners
SupportApproved 3-1 majority.
Lezayre Parish Commissioners
SupportApproved Unanimous.; The Commissioners appreciate that although the plans do show that a visibility splay of 54m in both directions can be achieved, they wish to state that St Stephen's Church and Church Hall are in regular use several times a week. Will it therefore be necessary to create a "no parking area" (double Yellow Lines) to the front of this hall/church to enable the required visibility to be achieved.
Conditions requested: create a "no parking area" (double Yellow Lines) to the front of this hall/church to enable the required visibility to be achieved
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionDo not oppose with condition/comment; DNOC on 24.12.15
Conditions requested: Visibility splays of 2.4 x 54 metres in both directions over land within the ownership of the applicant must be achieved. Nothing must be erected or planted which may exceed 1.05 metres within the splays.
Approvals in principle were granted by the Planning Committee for erection of dwellings on two sites adjacent to the Registered Building Old School House on Main Road (A3 TT course), Sulby. Appeal A by St Stephen's Church against Site A (Civic/Worship zoning but historically linked to school) objected on highway safety, RB setting and process issues; Appeal B by Lezayre Parish Commissioners against Site B (Residential zoning). Inspector found Site A harmful to church setting and townscape (contrary to SP4, SpP4, GP2) despite acceptable highways; Site B acceptable. Minister disagreed with Inspector on Site A harm, upheld both approvals subject to conditions on reserved matters and visibility splays.
Precedent Value
Demonstrates Minister can override Inspector on harm assessments; importance of site-specific views distinguishing near (harmful) vs gap-filling (acceptable) development near RBs; visibility compromises viable on TT roads with improvements and no accident history; separate apps ok despite linkages if understood.
Inspector: Anthony J Wharton BArch RIBA RIAS MRTPI
