9 April 2025 · Planning Committee
Caaghyr, Bradda East, Port Erin, Isle Of Man, IM9 6qb
The proposal involved clearing a derelict structure and garage on a steeply sloping site between existing homes and constructing a 9.4m tall three-storey dwelling with a monopitch roof, measuring 12.1m long and up to 10.8m wide at the top floor, finished in render, stone cladding, and zinc.
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The Planning Committee overturned the officer's recommendation to approve, determining that the proposed three-storey dwelling's scale and mass would fail to respect the site and surroundings, represe…
General Policy 2
GP2(b) requires development to respect the character, scale, appearance and siting of features that contribute to local distinctiveness. The Committee found the scale and mass failed this test, causing overdevelopment. GP2(g) protects residential amenity from overbearing/overshadowing; proximity to Roy Cottage breached this despite officer view that setbacks and topography mitigated harm.
Environment Policy 4
Requires protection of biodiversity. Officer found negligible impacts as no designations or protected species present; DEFA satisfied with mitigations like wildlife bricks, leading to recommended conditions.
Environment Policy 5 - Mitigation against damage to or loss of habitats
Requires habitat mitigation. Similar to EP4; vegetation loss overridden by lack of protections, with conditions for boundary wall and bird strike prevention.
Environment Policy 42 - character and need to adhere to local distinctiveness
Officer assessed design (render/stone, monopitch) as fitting varied street scene of two-storey dwellings.
Housing Policy 4
New housing primarily in towns/villages or sustainable extensions; site in residential zone within/adjacent settlement boundary deemed acceptable.
Housing Policy 6
Residential-zoned land per area plan brief; officer found compliant.
Strategic Policy 1
Favours previously developed land; site optimisation and access to services supported principle.
Strategic Policy 2 - Priority for new development to identified towns and villages
Site in Port Erin village.
Strategic Policy 3 - To respect the character of our towns and villages
Committee found scale/mass disrespectful per refusal.
Strategic Policy 4
No designations; improvements over derelict state.
Spatial Policy 5
Officer positive on modern design fitting varied area; Committee disagreed on scale.
Transport Policy 1
Access to services in Port Erin.
Transport Policy 7
Two spaces provided; Highways no objection.
no objection subject to access arrangements per Drawing No. P04 Rev D
satisfied with details subject to conditions on wildlife bricks, bird strike prevention, and boundary wall protection
no objection subject to conditions on no surface water to foul sewers, connection to public sewer, and conformance to Manx Sewers for Adoption
support the application
Agent's summary reports no objections from statutory consultees including Port Erin Commissioners, Highway Development Control, Ecosystem Policy Team, and MUA Drainage (after revisions), with minor requests for parking adjustments and drainage details; neighbour representations raise multiple objections on amenity, visual impact, highways, and ecology.
Key concern: insufficient depth in parking spaces leading to highway overhang
Port Erin Commissioners
SupportPort Erin Commissioners have confirmed that they support the Planning Application.
Highway Development Control
Conditional No ObjectionRevisions are required to ensure there is sufficient depth in the driveway spaces to park a vehicle entirely off the highway.; The alteration of the highway, in the form of access widening, will require a Section 109(A) Highway Agreement.
Conditions requested: Increase in the depth of the parking spaces to minimum 6m in order to avoid vehicle overhang of the highway.; Section 109(A) Highway Agreement to be made post planning consent if granted.
Highway Services Drainage
No CommentHighway Services Drainage have highlighted the steep impermeable rock formation of the site and drainage arrangement to MUA Drainage for comment.
Ecosystem Policy Team
Conditional No ObjectionThe Ecosystem Policy Team can confirm that we are satisfied with the details contained in the Proposed Site Plan (Drawing No. P04 Rev C) and the Proposed Elevations (Drawing No. P03 Rev C).; We worry about the proximity of the bat bricks to the clear glass balustrades and recommend that these are repositioned high up under the eaves.
Conditions requested: Native planting should be secured via a condition.; Wildlife bricks installed as per drawings except bat bricks under eaves on east and west elevation.; Plan detailing measures to prevent wildlife strikes on clear glass balustrades (e.g. etching, ultraviolet coatings or decals).; Northern boundary wall must be retained and protected throughout construction works.
MUA Drainage
No ObjectionMUA confirmed on Monday 15th April 2024 that they have no objection to the proposed drainage design.
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