23 March 2009 · Planning Committee
Field 314758, Main Road, St Johns, Isle Of Man, IM4 3lx
The proposal sought full detailed approval for three identical large single-storey detached dwellings (each with 3 ensuite bedrooms, lounge, sitting room, study, dining room, kitchen/day room and double garage) on plots 2, 4 and 6 within a site allocated for up to 6 low-density dwellings in the St Johns Local Plan.
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The officer assessed that the proposed ridge height of 6.2m was excessive for single-storey dwellings, resulting in an external appearance and visual impact of a more substantial dwelling, particularl…
Residential Development within Development Area 1
Requires residential development in Area 1 (max 6 single-storey dwellings, no dormers), prior approved roads/sewers/plots/landscaping, indication of temporary construction access not via Balladoyne estate, archaeological investigation, no use of northern field for new dwellings. Officer found non-compliance due to excessive 6.2m height (not true single-storey), no temporary access details, no prior roads/sewers approval.
presumes against any development which would adversely affect the southerly open countryside views from Peel Road
No new development permitted which adversely affects southerly open countryside views from Peel Road; linked to re-designation of intervening field as open space for Slieau Whallian views. Officer assessed 6.2m ridge height (esp. Plot 2) would be overly prominent despite setbacks/vegetation, with scaled sections showing significant roof visibility; additional planting undesirable as it reduces openness.
General Policy 2
Permits development per Area Plan zoning/brief if respecting site/surroundings (scale/form/landscape character/access/services/amenity). Officer found zoning compliant but failed brief (RES/P/1), landscape views (c), access/services (h,i,j), despite acceptable amenity/separation.
Strategic Policy 3 - To respect the character of our towns and villages
Protect town/village character, avoid coalescence, use local materials. Listed as relevant but not central to refusal.
Strategic Policy 4
Protect landscape quality, heritage, avoid pollution. Listed as relevant; archaeological noted in brief but not assessed here.
Spatial Policy 5
New development in defined settlements. Site zoned residential in St Johns Local Plan.
Environment Policy 42
New development to reflect local character/landscape; no inappropriate backland or loss of visual amenity spaces. Officer noted height/form harms landscape character/views.
Housing Policy 6
Zoned residential per Area Plan brief. Failed brief compliance.
Transport Policy 4
Highways must accommodate development safely. No approved access/roads.
No objection
No objection provided conditions of St Johns Local Plan adhered to
