Planning Report And Recommendations {{table:270613}} ### Considerations {{table:270611}} ### Written Representations We have received no private representations for this application. ### Consultations {{table:270612}} ### Policy
Officer’s Report
The site represents the curtilage of "Hillside", an existing property located on the eastern side of the Ballaragh Road.
Proposed here is the demolition of an existing garage and the erection of a dwelling instead but further down the site. This is not true infilling as the new house is much further back than either of its neighbours. The area designated as Residential does not include this and I fear that this would be viewed as very similar to PA 01/2456 ("Sea Dawn"), which was refused as backland development on undesignated land further to the south west.
We have now received an objection from DoT regarding access which is considered unsatisfactory.
Further correspondence has been passed between the applicant's agent and the DoT regarding the access. The gist of the applicant's comments are that the existing garage is not considered ideal for visibility and this proposal will remove this and provide better parking arrangements for the existing
house through the provision of a lay-by where vehicles will be emerging from a position parallel to the highway. This, however ignores the fact that drivers of vehicles emerging from the new plot will suffer virtually the same problems of visibility as do those emerging from the garage and traffic will increase from this area, to the detriment of road safety in the opinion of the DoT.
I feel that the DoT have a valid point and this should not be approved. This is an example of backland development on a plot which is not suitable because of the space left for the remaining house.
Recommendation
Recommended Decision : Refused
Date of Recommendation : 26.11.2004
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
R 1.
It is not clear from the drawings that a satisfactory means of access to the new property could be provided to enable vehicles to be driven out of the site onto the Ballaragh Road in a safe manner. Furthermore, vehicles parked within the proposed car parking bay to serve "Hillside" will obscure visibility further for the drivers of vehicles emerging onto the highway from the proposed access. Whilst the layby may well improve visibility for drivers emerging from the site from "Hillside", those emerging from the new plot will still have limited visibility - limited by the physical impediments to the south and possibly vehicles parked in the layby. Thus there would be only limited, if any improvement in road safety as a result of this development which will increase the number of vehicles emerging onto the highway at this point.
R 2.
The development of this site would appear to extend built development beyond the area designated for residential use on the emerging Laxey and Lonan Plan: the adopted land use plan for this are (the 1982 Development Plan Order) designates the area as Open Space within a wider area of High Landscape Value and Scenic Significance. As such, this proposal would not be in accordance with either the existing or proposed land use designation for this area and attention is drawn to other applications for similar development which has been refused in this area (PA 01/2456 - at "Sea Dawn").
Decision Made : ...
Committee Meeting Date : ...
Application No:
04 1601
Page of
Views Expressed - Name
Invite
Inform
McGarrigue + Jackson for app.
Lonan Comy.
Dot Houshuus.
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