29 January 2013 · Planning Committee
Land Adjacent To, Ginger Hall Hotel, Ballamanagh Road, Sulby, Isle Of Man, IM7 2hb
The proposal sought full planning approval for six identical detached dwellings each with an integral garage on a site designated for residential development in Sulby, accessed from Ballamanagh Road (B8). The site lies between Ginger Hall Hotel and Carrick Park, falling away to a rear drainage ditch.
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The officer concluded the six dwellings constituted over-intensive development, creating an 'awkward and cramped layout' with reduced plot sizes and amenity space compared to the prior four-dwelling a…
General Policy 2
Requires development to respect site/surroundings in layout/scale/landscaping, provide satisfactory amenity/access/parking, and avoid unacceptable road safety effects. Officer found proposal failed on cramped layout, poor private amenity (narrow gardens), no landscape buffer, and substandard visibility splays for six units, despite zoning acceptance; prior four-dwelling approval set limit as Strategic Plan efficiency did not extend further.
Strategic Policy 1
Seeks efficient site use accounting for access/landscaping/amenity. Allowed superseding local brief for four dwellings but six tipped into overdevelopment with amenity/layout failures.
St Johns Local Plan Policy for Area 6
Requires residential development in proposed areas 2-5 per local plan briefs. Sulby brief limits site to two single-storey dwellings with hotel parking, landscape buffer, B8 access; breached by six units.
Housing Policy 6
Zoned residential development per area plan brief or GP2 criteria. Brief not followed; GP2 tests failed on amenity/highways.
Transport Policy 7
Requires parking per standards (2 spaces/unit). Proposal provided but access visibility inadequate for six units per Highways.
No objection subject to conditions on surface water attenuation, no discharge to foul sewers, and compliance with Manx Sewers for Adoption
Advise developer to contact prior to works; no objection stated
