3 August 2010 · Senior Planning Officer (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
Thie Chustal, Poortown Road, Peel, Isle Of Man, IM5 2ar
The proposal involves building a new two-storey detached dwelling with an attached garage and turning area in the northern half of the rear garden of Ballaquane Cottage, a prominent two-storey Manx cottage on the northern side of Poortown Road on the outskirts of Peel.
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Previous approvals at appeal (02/01428/A) and full approval (06/01923/A) established the site's acceptability for residential development, with the appeal inspector noting the Peel Local Plan developm…
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the erection of a dwelling on land to the rear of Ballaquane Cottage, Poortown Road, Peel as shown by 4264/L1, 4264/S1 and 4264/SK1A all received 14th June 2010.
no objection to this application
No Objection subject to conditions on sewer connection, no surface water to foul sewers, and notice requirements
Do not oppose has no traffic management, parking or road safety implications
Comments received; standard notes on contacting for supply and working near cables/lines
Manx Electricity Authority requests contact for electricity supply with no formal objection stated; Water and Sewerage Authority Drainage Division has no objection subject to specific sewer connection and surface water conditions; German Parish Commissioners have no objection.
Manx Electricity Authority
Conditional No ObjectionContact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.; 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: a condition of planning be that the applicant must contact the Authority
Isle of Man Water and Sewerage Authority Drainage Division
Conditional No ObjectionNo Objection subject to the following conditions; In accordance with the Sewerage Act 1999, a communication fee will be payable; Under section 4(3) of the Sewerage Act 1999 the applicant must give 21 days notice
Conditions requested: The proposed dwelling must be connected to the public sewer(s) in a manner acceptable to the Isle of Man Water & Sewerage Authority, Drainage Division. All drainage works must conform to the requirements of the Department of Transport's "Manx Sewers for Adoption" and all necessary inspections/surveys [including CCTV] are to be carried out at the developer's expense.; There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Isle of Man Water & Sewerage Authority, Drainage Division and the Sewerage Act 1999.
German Parish Commissioners
No ObjectionMy Commissioners have no objection to this application.
The original application for approval in principle for a detached dormer bungalow was refused by the Planning Committee primarily due to its location outside the Peel development limit in countryside, tandem/backland development issues, inadequate visibility splays, and adverse visual impact on the approach to Peel. The appellant argued the site adjoined the development boundary, had separate access, retained amenities for the host property, and would have minimal landscape impact given adjacent approvals and existing features like a Nissen hut. The inspector considered four main issues: development limit (little weight due to adjacent zoning and approvals), tandem development (not classic form with separate access and privacy via hedge), visibility splays (adequate, especially post-adjacent development), and visual amenity (negligible impact with wall retention). The inspector found the refusal reasons not sustained and recommended upholding the appeal subject to a condition requiring reserved matters approval within two years, including wall retention.
Precedent Value
This appeal shows backland development can succeed on urban fringes if separate access, privacy, and boundary retention are secured, and plan boundaries are not rigidly applied where adjacent land is zoned/developing. Applicants should prioritise evidence of no amenity harm and contextual landscape changes.
Inspector: R S HAWTHORNE
