1 June 2015 · Planning Committee
Land Opposite Maynrys At Corner Of Glen Chass Road And Howe Road, Glen Chass Road, Glen Chass, Port St Mary, Isle Of Man, IM9 5pw
The proposal involves building a modest detached dwelling on a small infill site between two traditional Manx cottages at a road junction in the rural Howe/Glen Chass area, which the Area Plan for the South explicitly states is unsuitable for additional housing due to narrow roads and lack of sustainability.
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The officer assessed three key issues: site designation, design/appearance, and highway access/parking. Despite the site not being designated for development and the Area Plan stating no additional dw…
The Howe/Glen Chass assessment
Policy states groups are not sustainable settlements, not far from Port St Mary/Port Erin, narrow access difficult for services, so additional dwellings not proposed. Officer assessed as relevant but one infill in built frontage acceptable given prior garage approval, nearby houses reducing visual impact, and proximity to amenities (~1km), despite presumption against countryside development.
Glen Chass landscape character
Requires protecting spaces between scattered buildings contributing to character; extensions subordinate scale. Officer found design modest (6.1m high, positioned southern end), retaining spaces, 'as traditional as it can be' under constraints, not dominating like prior refused scheme.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Access modification
Prior to the undertaking of any other works on site, the access must be modified as shown in drawing 1284.1: that is the lowering of the existing wall and pillar to the east of the existing access to the lamp post to a height not exceeding 105cm above ground level on the lower side of the wall. Reason: in the interests of highway safety.
Electricity supply relocation
Following the modification of the access in satisfying condition 2 above, no other development may be undertaken until the existing overhead electricity supply has been re-routed as required by the Manx Utilities Authority. Reason: in the interests of ensuring a public supply of electricity and in the interests of safety.
Whilst the plot is quite small, what is proposed appears to fit in quite well
Weighing up both the negative and positive impacts... the additional increase in vehicular traffic will not be detrimental to road safety
Rushen Parish Commissioners initially requested deferral then raised no objections to the small dwelling fitting reasonably well on the site; Manx Utilities initially noted overhead lines and cables requiring contact but later objected due to lack of provision to replace them with underground cabling.
Key concern: development interferes with safe access to overhead lines crossing the plot with no diversion provision
Rushen Parish Commissioners
No ObjectionAlthough this plot is quite small the proposed dwelling seems to fit reasonably well on the site. No objections.
Rushen Parish Commissioners
No CommentThis is quite a narrow plot of land and, whilst my Commissioners approved the erection of a double garage in the past they did not feel it was suitable for a dwelling.; Could you please ask the Planning Officers to defer making any decisions on this application at present.
Manx Utilities Authority
ObjectionManx Utilities Authority has a number of low voltage overhead lines crossing the plot.; Any development proposal would have to make provision for the same to be replaced by underground cabling along mutually agreeable routes through the plot.; All costs associated with this action would fall solely upon the applicant/developer.; The proposed development will interfere with and prevent safe access to the cables and as a result the authority needs to object to the planning application.
Manx Utilities Authority
Conditional No ObjectionThere are underground cables/overhead lines present in the area indicated in you planning application.
Conditions requested: applicant must contact the Authority; Contact our Network Operations Department, Manx Utilities (Tel. 687687) to discuss working practices around cables and overhead lines which may be required to be diverted before any work can be carried out on site.; Contact the Manx Utilities for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site.; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6.; Contact the Manx Utilities, Planning Department (Tel. 687781), to discuss the electricity supply for this application.; Manx Utilities requires 24 hours unrestricted access to the cables in the public highway
