28 January 2014 · Planning Committee
Ashbourne House, Ballacraine, St. Johns, Isle Of Man, IM4 3nf
The proposal involves building a large split-level detached dwelling (27m wide, 9.9m deep, 8.1m ridge height) in the rear garden of Ashbourne House, a site zoned residential in St Johns village.
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The officer assessed the principle of backland development in a residential-zoned site within St Johns 'Service Village', finding it acceptable on merit under Strategic Policies 1-4 and Local Plan par…
Strategic Policy 1
Requires optimising previously developed/under-used land, efficient site use with access/landscaping/amenity, utilising infrastructure. Officer found site (former agricultural to garden via 90/01713/C) suitable for efficient use in residential zone without prejudicing amenities/services.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development in towns/villages; countryside exceptional. St Johns as Service Village under hierarchy justifies housing on residential-zoned backland on merit.
Strategic Policy 3 - To respect the character of our towns and villages
Service Villages like St Johns to provide housing meeting local needs. Supports principle despite backland nature.
Strategic Policy 4
Area Plans define boundaries to maintain/increase employment/housing. Site within residential boundary.
General Policy 2
Permits zoned development respecting site/scale/design/landscaping, no adverse character/amenity/highway impacts. Tested against all criteria (a-n); passed due to screening, visibility works, distances/landscaping for amenity, parking/turning provided.
Environment Policy 42
New development to reflect locality character; no inappropriate backland/removal of visual green space. Assessed as appropriate backland (non-prominent, screened), not preserved open space; distinguished from prior refusal by access/scale/screening.
Residential Policy RES/P/5 (St John's Local Plan)
Limits new residential outside 6 infill areas to circulars (agri/extensions); site zoned residential but outside infills. Para 2.18 tension resolved by judging on merit within developed area, preserving rural character via low visibility.
Housing Policy 4
New housing primarily in towns/villages. Supports as within Service Village residential zone.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
The development hereby permitted shall not be carried out except in full accordance with the submitted documents and the following plans 010, 020 REV A, 021, 050, 051, 053, 070, 080, 081 and 090 received on 5th August 2013 and 29th November 2013.
Remove gate/parking
Prior to the commencement of any works a detailed, scaled plan is required to be submitted to and approved in writing by the Planning Authority which includes the removal of the parking area (small provision for a turning head) fronting Ashbourne House and the removal of the internal "locked" gate and driveway serving this gate. This development is required to be implemented in accordance with this approved plan and retained thereafter.
Access works prior to development
Prior to the commencement of any excavation or building works on the new dwelling, the proposed access, complete with visibility splays as shown in drawing reference 053 (Option B) must be in place and available for use.
Landscaping scheme
No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Planning Authority and these works shall be carried out as approved. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the proposed dwelling hereby permitted. Details of the soft landscaping works include additional planting to the east and south of the dwelling and nearby roadside (A3) planting. All planting shall be carried out in accordance with the approved details in the first planting and seeding seasons following that first occupation. Any tree or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the Planning Authority gives written consent to any variation.
no objection; visibility improvements (Option B) outweigh traffic increase from additional dwelling, providing much safer access than existing <5m
no comments on merits; informative note requested
no comments on merits; informative note requested
The original application for a detached dwelling with landscaping and access improvements in the rear garden of Ashbourne House was approved by the Planning Committee on 27/01/2014 despite objections from German Parish Commissioners and neighbours. Neighbours (appellants Mr & Mrs Hetherington of The Smithy) and Commissioners appealed on grounds of backland development, visual intrusion, loss of privacy, overbearing impact, and conflict with St John's Local Plan. The Planning Authority and applicant defended the approval citing site's residential designation, individual merits assessment per Local Plan para 2.18, adequate separation distances, access improvements, and compliance with IoMSP policies. Inspector Ruth V MacKenzie conducted a site visit on 19/05/2014 and inquiry on 21/05/2014, finding the principle of development acceptable as backland with satisfactory access and amenity space, no harm to character/appearance, and negligible impact on living conditions; recommended dismissal. Minister concurred on 26/06/2014, upholding approval subject to conditions.
Precedent Value
Confirms Local Plan para 2.18 enables backland single dwellings on merits if access/amenity ok, access benefits material, and limited visibility; future applicants should prioritise separation >40m, screening, A3 access over narrow lanes, and precedents like PA10/01632/B.
Inspector: Ruth V MacKenzie BA(Hons) MRTPI
