21 April 2005 · Planning Committee
Land To Rear Of Cooil Avenue And Adjacent To, Beachfield Farm Lane, Kirk Michael, Isle Of Man, IM6 1hb
The proposal was for approval in principle to develop fields to the rear of Beachfield Road and Cooil Avenue in Kirk Michael with 16 residential plots, internal roads, sewers, and access from the unadopted private road Cooil Avenue.
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The Planning Committee refused the application because the proposed estate would take access off a sub-standard unadopted street, Cooil Avenue, which is insufficiently wide in terms of both carriagewa…
Kirk Michael Plan of 1994
Site designated as Predominantly Residential, supporting principle of residential development. However, officer noted specific access and layout issues overrode zoning, with refusal due to substandard highways and inadequate open space.
draft Island Strategic Plan
Requires 32m² amenity space per person (2-3 persons per 2/3-bed dwelling), equating to 1024-1536m² for 16 plots; proposal's 225m² deficient, rendering layout cramped/overdeveloped.
No objection in principle subject to connection to public foul sewer, full drainage details in subsequent applications, no surface water to foul systems, percolation tests, third-party permissions for sewers in Cooil Avenue
Interest expressed; condition required for applicant to contact for water supply connection
Multiple consultees including Michael Commissioners, Society for the Preservation of the Manx Countryside & Environment, Highways Division, and IoM Water Authority responded to application 05/00014/A; Michael Commissioners and Highways Division objected strongly on access, draina…
Key concern: Substandard unadopted access roads and poor visibility splays
Society for the Preservation of the Manx Countryside & Environment
No CommentIs this zoned land? File not available.
Michael Commissioners
ObjectionObjection In Principle; The Commissioners and residents are not persuaded that this proposal for a residential development is a viable proposition; poor visibility at the junction of Cooil Avenue to the adjoining private roadways making manoeuvring of vehicles unsatisfactory and dangerous to pedestrians
IoM Water Authority
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes
Conditions requested: Condition that the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes or an amendment to the existing supply under the terms of the Water Supply Byelaws
Highways Division
ObjectionIn highway terms there is nothing to recommend this application.; The highway network up to the adopted section of Station Road is very poor, unadopted, minimal footways, cway breaking up, poor sightlines at junctions.
Precedent Value
Reinforces consistent refusal pattern for piecemeal development in zoned residential area reliant on inadequate private access; future applicants must demonstrate comprehensive scheme feasibility, adequate open space, alternative access, and erosion mitigation.
