7 October 2005 · Planning Committee on review
Level Garage, The Level, Colby, Isle Of Man, IM9 4al
The proposal sought approval of reserved matters following prior permission in principle (PA 04/00146/A) for residential redevelopment of the former Level Garage site, a prominent irregular triangular plot of around 1000 sqm at the junction of the A7 and B33 roads in Colby, Rushen.
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The Planning Committee refused the application as over-intensive due to limited front garden space separating dwellings from the estate access and parked vehicles, and potentially unneighbourly car pa…
No adverse traffic impacts; safest access from B33 with adequate visibility splays, right-turn lane, traffic islands improving safety; 2 parking spaces per dwelling meets standards; no increase in on-street parking
No objections subject to connection to public foul sewer via new manhole, no surface water to foul sewer, adoption agreement, full construction drawings per Manx Sewers for Adoption, permission for watercourse works
No requirement to appear at review; previous observations to be considered
These are public representations and one statutory consultation response from Highways Division; local residents and Rushen Commissioners strongly object to the development citing overdevelopment, traffic safety issues, drainage concerns, and visual impact, while Highways Division supports the access proposals with no objection.
Key concern: overdevelopment of small prominent site with 6 houses
Highways Division, Network Planning, DOT
No ObjectionThe access onto the B33 was selected for the following reasons...; visibility requirements onto the A7 (secondary route) is 2.0 metres by 70 metres; At 30 mph this results in sight lines of 2.0 metres by 36 metres
Conditions requested: right turning lane must be a minimum of 2.75 metres wide
Rushen Commissioners
ObjectionThe Commissioners feel that the proposed development of 6 houses would be overdevelopment of the site.; Rushen Commissioners would not support this proposed development.
The original application for reserved matters approval following outline permission for housing was refused by the Planning Committee for over-intensive development with limited front garden space and unneighbourly car parking. The appellant argued the scheme was a courtyard-type development with adequate space compared to urban precedents, meeting DoT requirements, and addressing housing needs for smaller units. The inspector found the scheme resulted in cramped dwellings out of place in the locality due to site shape, highway constraints, minimal rear gardens with poor screening to the A7, and insufficient soft landscaping. Car parking was deemed too close to dwellings and unneighbourly despite revisions. The appeal was dismissed, upholding the refusal.
Precedent Value
Appeals for higher density on constrained roadside sites in villages must demonstrate locational fit beyond urban comparisons; low screening/privacy to roads and reliance on private space for highway splays indicate overdevelopment. Future applicants should prioritise lower densities matching approved schemes like 3 dwellings here.
Inspector: David G Hollis
