2 September 2014 · Planning Committee
Spaldrick House, Bradda Road, Port Erin, Isle Of Man, IM9 6pq
The application sought Approval in Principle to redevelop the curtilage of Spaldrick House, a large three-storey building with unsightly extensions, for unspecified residential use, testing constraints on demolition, access alterations, and building on vacant roadside land.
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The officer assessed that demolition of Spaldrick House is acceptable as it lacks Registered Building or Conservation Area status, has limited viability as hotel/guest accommodation, and redevelopment…
Strategic Policy 1
Requires optimising use of previously developed land and under-used buildings in sustainable locations. Officer found site suitable as underused former hotel in village boundary near amenities, with redevelopment making best use of resources.
General Policy 2
Permits development in line with zoning if it respects site/surroundings, provides safe access, amenity standards, and avoids adverse impacts on landscape, amenities, or highways. Site in residential zone; principle approved subject to reserved matters addressing these tests.
Transport Policy 4
Requires highways to safely accommodate generated traffic. Existing accesses substandard but improvements possible via highway extinguishment/diversion; condition requires demonstration of safe visibility at reserved matters stage.
Environment Policy 42
Requires design reflecting local character, avoiding inappropriate backland development. Noted in condition note; to be addressed via Design Statement at reserved matters.
Housing Policy 5
Requires 25% affordable housing for 8+ dwellings. Condition mandates legal agreement before development of more than 8 units.
Recreation Policy 3
Requires open space for 10+ dwellings per Appendix 6 standards. Condition reserves provision for reserved matters if 10+ units proposed.
Reserved matters time limit
Application for approval of the reserved matters shall be made to the Planning Authority 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.
Commencement time limit
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.
Safe access requirement
The application in principle must demonstrate that the development will have an acceptable and safe access affording sufficient visibility to drivers of vehicles emerging from the site. NOTE: this may involve the blocking off of the public highway and the existing access at the higher end of the site which is unsatisfactory together with the improvement of the existing lower access from Bradda Glen Close onto Bradda Road.
Affordable housing legal agreement
No development of more than eight units may be undertaken until such times as there is in place a legal agreement to secure the provision of 25% of the approved units to be provided as affordable units in compliance with section 8.6 of the Strategic Plan.
Car parking provision
The application for reserved matters must make provision for car parking in accordance with Appendix Seven of the Strategic Plan.
Public open space provision
If the development results in ten or more dwelling units, provision must be made for public open space in accordance with the Strategic Plan Recreation Policy 3.
support the application
existing access does not appear to have sufficient visibility although the frontage to Bradda Road is 160m and could therefore be likely to provide an acceptable means of access and the existing substandard one closed off
Highway Services raised concerns about access visibility and recommended conditions for a new access point with sufficient visibility splay; Manx Utilities noted potential utilities and requested contact; Port Erin Commissioners supported the application.
Key concern: existing access point does not appear to have sufficient visibility
Manx Utilities
Conditional No ObjectionSee Note 2; The Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority
Conditions requested: condition of planning be that the applicant must contact the Authority; Contact the Manx Utilities Planning Department (Tel. 687781), to discuss the electricity supply for this application
Highway Services
Conditional No ObjectionThere is a frontage onto Bradda East of some 160m and therefore an access with the required visibility splay of between 70 and 90m is likely to be possible; an alternative access point is considered with visibility of between 70 and 90m; We would also like to see an improvement to the visibility to the left of Bradda Glen Close
Conditions requested: Any permission should have a condition attached relating to provision of an access point with sufficient visibility and the closing off of the existing substandard access
Port Erin Commissioners
SupportThe Board of Port Erin Commissioners at their Meeting held on the 22nd July 2014 considered planning application PA 14/00818/A, at which it was resolved to support the application
