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The application site is situated on the eastern side of the A10. The site is located to the south of Bride Village. The site is outside the settle zone of Bride. The site is a piece of previously developed land. The site is currently in an untidy state, due to rubble and tiles from a previous building being damaged in the January Storm. The applicant's have indicated the previous build was only a storey storey structure.
To the north of the application site is a residential property. To the south of the site is open countryside.
The site in question is designated as registered woodland on the 1982 Development Plan. However, there is no evidence of the woodland today.
The relevant policy to consider the application against is Circular 1/88. Paragraph 3 of the Circular indicates that land has been allocated for residential development as extension to towns and villages to take advantage of existing infrastructure and service. The Circular states "the remaining areas of the land are intended to remain substantially free from development". Furthermore, paragraph 6 of the Circular advises that "with exception of housing to serve the need of a viable agricultural holding it is the department's policy to discourage residential development in the Countryside".
There is no evidence to support the application to indicate that will serve an agricultural holding.
However, given the juxtaposition of the site with the nearby residential property and the A10 along with its history as a previously developed site, I consider this is an exception circumstance to warrant departing from Circular 1/88. On balance, I consider the redevelopment of the site would be more beneficial to the visual amenities of the locality than the current untidy situation.
Furthermore, EP47 of the emerging Strategic Plan supports the regeneration of rural areas. Given the industrial use of the site, I feel the proposal would support the draft policy.
Due to the slight rise in gradient, I feel that a two storey dwellinghouse on this location would introduce a prominent feature into the streetscene and would be out of balance wit the adjoining property and the surrounding locality. I therefore recommend that condition be attached to only allow a single storey dwellinghouse. A single storey property would only have a limited impact on the visual amenities of the locality and be in character with the adjoining property.
Recommended Decision: Permitted
Date of Recommendation: 31.10.2005
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1.
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design,
external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
C 2. This approval relates to the application site as defined by the red line on drawing no. 5208/1/1 date stamped the 11th August 2005. No consent is granted for the siting of the new dwelling or for any engineering works shown on this particular drawing.
C 3. Vehicular access arrangements must include a turning feature to permit a motor car to turn around within the site, so that the vehicle can emerge from the site in a forward gear.
C 4. Any subsequent reserved matters planning application must include details of sight lines and visibility splays for any vehicular access into and from the application site.
C 5. The design of the dwelling must have regard to the form, scale and massing of the existing surrounding properties. The height of the dwelling must only be single storey and it must be orientated in a manner that appropriately limits the opportunity for unacceptable overlooking of these properties.
C 6. The proposed development must be connected to the main foul sewer. Full details of the foul and surface water disposal routes from the dwelling must be submitted as part of the subsequent detailed planning application.
NOTE: A Drainage Connection Fee will be payable to the Drainage Authority on this development
N . The applicant/developer is advised to discuss the detail of any subsequent reserved matters planning application prior to its submission.
N . For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949.
N . There must be no discharge of surface water (directly or indirectly) from the proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division.
N . The Drainage Division strongly recommends that the necessary percolation tests are carried out and approved, prior to any detailed planning application being submitted in order to support the soakaway proposal
Decision Made : ... Committee Meeting Date : ...
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