17 March 2021 · Planning Committee
Workshop & Boat Yard, Access To Holmcorft And Work Shop And Boat Yard From Derbyhaven Road, Derbyhaven, Isle Of Man, IM9 1tr
The proposal involves building a two-storey detached dwelling designed as a traditional Manx cottage on the Boat Yard site in Derbyhaven, featuring a pitched slate roof, re-use of existing Manx stone in gable walls, masonry render, and dimensions of 9.4m wide at front tapering to 7.3m at rear, with 5.2m eaves and 7.6m …
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The proposal is a departure from the Area Plan as Derbyhaven is a 'group of houses in the countryside' with little scope for new dwellings, but was approved because the site is an underused previously…
Strategic Policy 1
Requires optimising previously developed/underused land, efficient site use and utilising infrastructure. Officer found site as underused boatyard qualifies, redevelopment infills envelope efficiently without countryside sprawl.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development primarily in settlements, countryside exceptional. Site zoned residential but Derbyhaven 'group of houses' limits infill; departure justified by context as infill on brownfield.
Spatial Policy 5
New development to positively contribute via design reflecting local distinctiveness. Cottage design with stone/slate matches terrace, improves gateway.
Spatial Policy 5
Development within settlements, countryside per GP3. Similar to SP2, departure via GP3(c) exception for brownfield redevelopment improving landscape.
General Policy 2
Within zoning, respects surroundings in scale/design, no adverse amenity/highway harm, protects sea views/character. Proposal meets via scale match, no projection, privacy design.
General Policy 3
Exception (c) for previously developed redundant land reducing landscape impact. Boatyard underused, dwelling improves over storage.
Housing Policy 6
Residential zoning per Area Plan brief or GP2. No specific brief, complies via GP2 standards.
Environment Policy 42
New development in settlements to reflect local character/landscape, no inappropriate backland. Cottage re-uses stone, maintains sense of place.
Landscape Proposal 26
Maintain Derbyhaven coastal character from approaches/green areas. Design/stone re-use preserves, improves over boatyard.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Access, parking and highway works
Prior to the dwelling hereby approved coming into first use or first occupation the access, parking and highway works shown in drawing number 3812-02 dated 16/03/2020 shall be provided in full accordance with the details and thereafter retained free from obstruction and available for access and parking use at all times.
Materials approval - stone
Prior to the commencement of the development hereby approved a sample of the proposed stone shall be submitted to and approved by the Department. The development shall be finished in the approved stone in full accordance with drawing number r PA 102 Rev 2 date stamped and received 02/02/2021 (west, east and north elevations) prior to its occupation and retained as such thereafter.
Do Not Oppose Subject to Conditions
Improves streetscene, removes untidy boatyard, supports stone re-use, notes right of way and parking resolution via adjoining site
Sympathetic Manx cottage improves unsightly entrance, thoughtfully designed in keeping with surroundings, supports stone re-use
Highways Division initially deferred pending information on visibility splays and parking manoeuvrability but later issued conditional no objection subject to junction works and visibility splay condition; Malew Parish Commissioners initially objected on access and amenity grounds but withdrew objection after amended plans.
Key concern: inadequate highway visibility splays and vehicle manoeuvrability
Department of Infrastructure (DOI) – Highways Division
DeferA highway visibility splay of 2.4m x 25m in both directions should be shown on a scale site plan; A minimum aisle width of 5.5m is required to facilitate this; Vehicle swept path analysis is therefore required
Conditions requested: visibility splays to be set back 2.4m from centre of junction and intersect with road edge; site boundary treatments no higher than 0.6m within visibility splays
Department of Infrastructure (DOI) – Highways Division
Conditional No ObjectionHighway Services indicated that the proposal is compliant and accordingly, remains unopposed to it subject to a condition and advisory as follows
Conditions requested: Prior to the first occupation of the development hereby permitted, the works to junction the junction with Derbyhaven shall be provided in full accordance with the details indicated on the approved plan 3812.02, including the visibility splays. These visibility splays shall be retained at all times clear of all obstructions greater than 1.05m in height above the level of the adjoining carriageway for the lifetime of the development.
Department of Infrastructure (DOI) – Highways Division
Conditional No ObjectionNothing further to add to comments made on 23 April 2020 which remain valid by recommending conditions.
Department of Infrastructure (DOI) – Highways Division
It should be subject of a Grampian style condition to safeguard its deliverability.
Conditions requested: The proposed junction improvement would be required for any additional dwelling or premises. It should be subject of a Grampian style condition to safeguard its deliverability.
Malew Parish Commissioners
ObjectionThe application does not overcome the reasons for refusal in the Inspectors report for a previous application on the site, PA 07/02212/B.
Malew Parish Commissioners
No Objectionthese amended plans satisfy the concerns that the Commissioners initially raised in respect of parking and access via the Golf Club access road.
