23 March 2009 · Planning Committee
Plot 1, Field 312909, Main Road, St Johns, Isle Of Man, IM4 3rd
The proposal was for a large detached dwelling on Plot 1, Field 312909, featuring 3 ensuite bedrooms, lounge, study, dining room, kitchen/day room, double garage with workshop, exposed oak posts and beams, render sections, slate roof, and timber windows, with a ridge height of 6.6m and 24 roof lights creating a substan…
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The officer judged the proposed ridge height of 6.6m excessive for a single-storey dwelling, making it overly prominent in views from Peel Road (A1) across the open site to Slieau Whallian, contrary t…
Residential Development within Development Area 1
Requires residential development in Area 1 per brief: max 6 single-storey dwellings (no dormers), prior roads/sewers approval, temporary construction access avoiding Balladoyne Estate. Proposal failed height (6.6m ridge, 24 rooflights implying eaves accom), no temp access, no prior roads/sewers.
presumes against any development which would adversely affect the southerly open countryside views from Peel Road
No development adversely affecting southerly open countryside views from Peel Road; adjacent field re-designated open space to preserve views to Slieau Whallian. 6.6m ridge height deemed overly prominent, blocking views despite proposed planting (which would further screen openness).
General Policy 2
Permits zoned development if compliant with Area Plan brief, respects scale/form/landscape character, provides access/services, no adverse amenity/traffic. Proposal zoned residential but failed brief on height/access/services; design/materials/amenity otherwise acceptable.
Strategic Policy 3 - To respect the character of our towns and villages
Protect village character via separation, local materials/design. Materials (oak/render/slate/timber) appropriate but height impacted landscape views.
Strategic Policy 4
Protect landscape quality, no pollution/disturbance. Height harmed landscape views; brief requires archaeological check (not addressed).
Environment Policy 42
New development to reflect local character, no inappropriate backland or loss of green spaces contributing to visual amenity. Single-plot on edge site harmed openness/views despite zoning.
Housing Policy 6
Zoned residential per Area Plan brief. Failed brief requirements on height/access/prior approvals.
Transport Policy 4
Highways must accommodate development safely. No access to highway network.
no objection
no objection subject to conditions (later withdrew support post-roads refusal)
Multiple Balladoyne residents submitted representations expressing conditional no objection pending compliance with St John's Local Plan policies, primarily concerning access and single-storey requirements; Drainage Division initially had no objection subject to conditions but la…
Key concern: No means of access to the highway network
Drainage Division
Conditional No ObjectionNo Objection subject to the following conditions; There must be NO discharge of surface water... to any foul drainage system(s)
Conditions requested: Proposed development must be connected to the public sewer(s) in a manner acceptable to the Department of Transport Drainage Division and on terms and conditions agreed prior to commencement; NO discharge of surface water (including from roofs and paved areas) to any foul drainage system(s); Drainage works must conform to 'Manx Sewers for Adoption'; All necessary inspections/surveys including CCTV at developer’s expense; Department must be advised in advance of sewer connection date per Sewerage Act 1999; As built drawings required once completed
Drainage Division
ObjectionThe Division wishes to change its original comments... to an Objection due to these dwellings not having valid planning approval for the necessary drainage infrastructure works
Highways Division
ObjectionThere is no means of access into the highway network, this results in the dwelling not being accessible by fire or service vehicle; Until planning permission is granted for a link to the highway network the Department is unable to recommend approval
The original application for a detached bungalow on a 1490m² plot in the westerly corner of a 3.6-acre site was refused for three reasons: excessive height and prominence from the A1 (Peel Road) contrary to St Johns Local Plan; lack of temporary access details contrary to the site Development Brief and St Johns Local Plan; and prematurity due to no approval for roads or sewers. The appellant (MP Associates) submitted proof of evidence arguing that mature hedges and distance (96m from A1) screen the plot effectively, with winter photos, sections, and sightline analysis showing minimal visibility of the slate roof; temporary access is addressed in a parallel roads/plots/sewers application with alternatives proposed; and the roads application is being heard concurrently. Planning authority defended the refusal by referring to the officer's report, decision notice, and committee minutes. The appeal process involved written representations, potential oral hearings, and was scheduled for inquiry on 17 June 2009 at 14:00. No inspector's analysis or final decision is included in the documents.
Precedent Value
No outcome available, so no precedent set. Future applicants can learn the value of detailed visual impact evidence (winter photos, sections, sightline calculations) and coordinating infrastructure applications to address prematurity concerns.
