26 March 2015 · Delegated - Director of Planning and Building Control
Burnside Cottage, Main Road, Union Mills, Isle Of Man, IM4 4ag
The application sought permission to demolish the single-storey Burnside Cottage and its garage, and erect two semi-detached two-storey dwellings with integral garages, measuring 15.7m long by 8.5m deep, with ridge heights of 7.1m and 7.4m, finished in white render, cedar boarding, and grey concrete tiles.
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The officer concluded the proposal constitutes overdevelopment as the site, currently accommodating a single dwelling with a large garden, cannot satisfactorily host two dwellings without compromising…
Strategic Policy 1
Requires optimising use of previously developed land and efficient site use accounting for access, landscaping, open space, and amenity. The officer found the proposal inefficiently crams two dwellings onto a plot suited for one, compromising amenity space and outlook.
General Policy 2
Permits development in line with zoning if it respects site/surroundings in siting/layout/scale/form/design/landscaping (b) and provides satisfactory amenity standards including parking (h). Proposal fails both due to overdevelopment, poor relationship to industrial yard, and inadequate external space/outlook for occupants.
Environment Policy 42
Requires new development in settlements to reflect local character and prohibits inappropriate backland development or loss of green spaces contributing to visual amenity. Noted but not central to refusal; tree loss acceptable.
Housing Policy 4
Permits new housing in towns/villages or specified extensions; rural housing exceptional. Site in residential zone so principle acceptable, but scheme fails other tests.
Transport Policy 7
Requires parking per standards (2 spaces/unit, one in curtilage). Garages substandard but shortfall minimal and condition could ensure use; not a refusal reason.
no objection
Braddan Parish Commissioners unanimously resolved they had no objections to application PA15/00108/B among others.
Braddan Parish Commissioners
No ObjectionIt was unanimously resolved that the Commissioners had no objections to the following Planning Applications:; PA15 00108 B - Mr Robin Smith - Demolition of existing dwelling and garage and erection of a pair of link detached dwellings with integral garaging - Burnside Cottage Main Road Union Mills
The original application (15/00108/B) for demolition of Burnside Cottage and erection of two linked detached dwellings with integral garaging was refused by the Department of Infrastructure on 26 March 2015 for reasons related to overdevelopment, inadequate external amenity space, and poor outlook contrary to Strategic Policy 1 and General Policy 2(b)(h). The appellant argued compliance with Strategic Policy 1 and General Policy 2, cited comparable approved developments, and highlighted benefits like efficient use of brownfield land and provision of modern affordable homes. The inspector found the proposal acceptable in terms of character and appearance and impacts on neighbours but concluded it failed to provide adequate parking compliant with Transport Policy 7 and Appendix 7 standards, and offered unsatisfactory living conditions due to limited, dark rear gardens and overbearing outlook from the adjacent industrial building. The appeal was dismissed on 29 July 2015 by the Minister, upholding the refusal and adding a second reason concerning parking and highway safety.
Precedent Value
Appeals must provide compliant parking to exact standards, especially where on-street alternatives risk safety on narrow lanes; constrained backland sites require generous rear amenity space and good outlook, particularly for family homes with rear-facing habitable rooms.
Inspector: Stephen Amos MA (Cantab) MCD MRTPI
