31 August 2004 · Planning Committee on review
Ashbourne House, Ballacraine, St. Johns, Isle Of Man, IM4 3nf
The proposal involved approval in principle to subdivide land behind existing roadside properties into two building plots for detached dwellings, accessed via a narrow existing lane between The Smithy garage and Croit Greanagh, in an area designated as predominantly residential but resisting backland development.
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The Planning Committee determined that the proposal constituted undesirable backland development. Due to its elevated position, it would overlook and dominate existing properties to the south fronting…
St. Johns Local Plan Written Statement paragraph 2.18
States that backland development should generally be avoided. The proposal was assessed as classic backland development behind roadside properties, bringing domination, privacy loss, access disturbance, and reduced sense of space, changing village character. Similar nearby proposals refused twice on appeal for same reasons.
Manx Roads 1
Requires sight splays/sight lines, access width for two cars to pass, parking, turning facilities, max 1:10 gradient. Access cannot meet width or sight lines due to flanking buildings ~6-9m apart and forecourt parking; inspector deemed dangerous for emerging vehicles.
Supports application for two superior plots in established residential area without detriment; existing narrow access adequate for two plots with good visibility meeting DoT criteria; tree belt planting proposed.
No adverse traffic impacts (initial response 14 July 2004); later no objection subject to conditions including access width, parking, turning, gradient, sight splays per Manx Roads 1.
