9 January 2017 · Planning Committee
Kilravock, Shore Road, Bay Ny Carrickey, Port St. Mary, Isle Of Man, IM9 5ly
The site is a triangular corner plot bounded by Shore Road and Mount Gawne Road, currently occupied by a single-storey pitched-roof dwelling of painted render and slate, with a separate flat-roof garage and hardstanding.
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The officer assessed the proposal against Housing Policy 14, which permits replacement dwellings in unzoned areas if not substantially different in siting and size unless resulting in environmental im…
General Policy 3
Resists development in areas not zoned for development. The site is unzoned countryside, but replacement dwellings are exceptionally permitted under linked Housing Policy 14 if not substantially different in siting/size or improving environment.
Environment Policy 1
Generally resists development in unzoned areas. Overridden by Housing Policy 14 provisions for replacement dwellings assessed for environmental improvement.
Housing Policy 14
Permits replacement dwellings not substantially different in siting/size (floor area not more than 50% greater), generally on existing footprint with matching materials or exceptionally innovative high-quality modern designs without adverse visual impact; allows larger if replacing poor form with traditional character or less visual impact. Proposal complied as innovative coastal design of high quality replaced poor-form existing dwelling, with appropriate mass/form and no adverse impact.
Spatial Policy 5
Requires new development to positively contribute to the island's environment, supported by Design Statement where appropriate. The design was assessed as making a positive contribution through coherent response to coastal setting.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Access and visibility splays
Prior to the commencement of the dwelling hereby approved, the access as shown on Drawing no.1362.2 Rev 1 (date-stamped as having been received 11th November 2016) shall be constructed and retained as such, and the visibility splay shall remain unobstructed at a height of 1.05m thereafter. Reason: In the interest of highway safety.
Car parking and manoeuvring
Prior to the occupation of the dwelling hereby approved, the car parking and manoeuvring areas as shown on Drawing no.1362.2 Rev 1 (date-stamped as having been received 11th November 2016) shall be provided and remain free from obstruction thereafter. Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety.
no objection subject to conditions on access construction, visibility splays, car parking and manoeuvring areas
no objection
Rushen Parish Commissioners raised no objections in two separate consultations; DOI Highways Division deferred pending visibility splay information for the access.
Key concern: access has visibility splays below current standards
Rushen Parish Commissioners
No ObjectionNo objections.
Department of Infrastructure (DOI) Highways Division
No CommentThe access has visibility splays below current standards and there is no indication if this is to be improved.; The applicant is requested to provide a drawing to an appropriate scale that indicates the visibility that can be achieved over land within their control from a point 2.4m back from the edge of carriageway to the near side carriageway edge in both directions; and indicate if there is to be any improvement over the existing visibility.; Please defer the application until the relevant information has been provided.
Rushen Parish Commissioners
No ObjectionNo objections.
