6 October 2015 · Planning Committee
Kilravock, Shore Road, Bay Ny Carrickey, Port St. Mary, Isle Of Man, IM9 5ly
The site is a corner plot in an undevelopable countryside area along Gansey Promenade, currently occupied by a modest single-storey bungalow with painted render, slate roof, a rear garage, and limited garden.
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The proposal was assessed against Housing Policy 14, which permits replacement dwellings not substantially different in siting and size from the existing (floor area no more than 50% greater), unless …
General Policy 3
Restricts development outside zoned areas except for replacement dwellings (among listed exceptions). The site is not zoned for development but proposal qualifies in principle as replacement of existing rural dwelling.
Environment Policy 1
Protects countryside from adverse development unless overriding national need. Proposal's visual impact in prominent position fails to protect countryside amenity, contrary to policy.
Housing Policy 14
Replacement dwellings must not be substantially different in siting/size (floor area ≤50% greater) unless improving environment, replacing poor form with traditional character, or reducing visual impact. Proposal exceeds 50% (144% increase), no justification for exceptions; greater bulk/height on corner plot increases visual prominence, design not more traditional.
Spatial Policy 5
Requires new development to positively contribute to environment, supported by Design Statement. No Design Statement provided; proposal fails to demonstrate positive contribution due to visual harm.
Does not oppose; applicant will improve visibility by reducing wall height. Nothing must be planted or erected within visibility splay exceeding 1.05m.
Rushen Parish Commissioners considered application 15/00909/B and raised no formal objections but noted a potential issue with the building line impeding sightlines on a tight blind corner.
Key concern: building line brought forward for part of this house, which may impede sightlines on this very tight and blind corner
Rushen Parish Commissioners
No ObjectionIt is noted that the access will be via the existing access on Mount Gawne Road and therefore no new problems.; The building line has been brought forward for part of this house, which may impede sightlines on this very tight and blind corner.
The original application 15/00909/B for demolition of the existing bungalow and erection of a replacement two-storey four-bedroom dwelling with associated parking was refused by the Department for reasons of visual amenity harm under HP14 due to scale, massing and design, and overdevelopment through inadequate amenity space. The appellant argued the existing dwelling was of poor form, the proposal improved separation to neighbours, accorded better with HP14 than precedents like Clybane, and suited the modern character of nearby development including approved schemes at Motorlands Garage. The inspector agreed the existing bungalow was of poor form both functionally and visually, found no highway or neighbour amenity issues, and considered amenity space just adequate, but dismissed the appeal as the submitted suburban design failed to acknowledge the sensitive coastal setting of Bay ny Carrickey or enhance its character as per Area Plan aims, leaning towards the Council's position on HP14. The Minister accepted the inspector's recommendation to dismiss the appeal on 8 April 2016, amending the refusal reason to focus solely on design and siting, omitting the amenity space reason, and noting the refusal was without prejudice to the principle of redevelopment with advice to discuss future designs with officers.
Precedent Value
Undesignated coastal ribbon sites require bespoke, innovative designs enhancing location per Area Plan aims over formulaic HP14 compliance; future applicants must engage officers early on design options, as refusal without prejudice signals principle acceptable but execution critical.
Inspector: Alan Langton
