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Application No.: 06/00034/B Applicant: Mr & Mrs A Elliott Proposal: Erection of a dormer style dwelling with integral garage Site Address: Field 510154 Adjacent To Hampton Croft Clanna Road Santon Isle Of Man ### Considerations Case Officer: Miss S E Corlett Expected Decision Level: Delegated decision 2005 ### Written Representations RL Reeves Mr A Jessopp ### Consultations Consulttee: IOM Water Authority Notes: see note (2) Consulttee: Chief Fire Officer Notes: Smoke Detection. Consulttee: S.P.M.C. & E. Notes: Absolutely NO. This is an isolated site in the countryside with absolutely nothing going for it whatsoever as a site for a new dwelling and it is within an Area of High Landscape Value. The Society VERY STRONGLY OBJECT (The applicant cites the scatter of modern dwellings which already disfigure the countryside hereabouts. One of these is a replacement for a pre-existing wooden dwelling and another is a farm worker's (retirement_) swelling, I believe. Several wrongs don't make a right - even in planning.) Consulttee: Highways Division Notes: Consulttee: Santon Commissioners Notes: OBJECTION
The site represents an open field located to the west (but not immediately alongside) the B37 Clannagh Road which leads from Stuggadhoo crossroads to Newtown. The field measures around 120m in length (nw-se) and between 100 and 70m in width.
Immediately to the south of the site is an existing property "Hampton Court". To the immediate north, west and east are fields and there are a few houses to the north ("Clanagh House", "The Warren" and "Ballacorris Croft").
The site is within a wider area designated as "white land" on the Isle of Man Planning Scheme (Development Plan) Order 1982 - that is not designated for development.
There have been no planning applications submitted in respect of this particular field. There have, however, been applications for the development of some of the fields in the vicinity (see attached map): PAs 88/1583, 89/1876 (declined to consider), 93/1370, 94/337 (agricultural building), 94/1611 (2 dwellings) and 95/0362. Agricultural buildings and a horse shelter have been approved (PAs 02/116 and 92/1450).
Proposed is the erection of a dwelling on the site. The dwelling is a modern-looking bungalow in a "z" shape accommodating three bedrooms and a home office in the upper floor and a double garage, living room, kitchen/dining room, reception room and family room/study. The property represents a footprint of 222 square metres and overall accommodates 279 square metres of habitable floor space (excluding the double garage).
The applicant has provided supporting information which explains that they live in Santon (in Mount Murray, in fact they live within the parish of Braddan) and would like to remain here. They point out that there are already 6 dwellings within 360m radius of each other and their proposed dwelling would represent infill development within an existing group of dwellings as is advocated in the draft Strategic Plan. They also mention that the development will protect and enhance the landscape through the siting, design and use of appropriate materials (Strategic Policies 3b, 4b and 5 and Environmental Policy 18). They suggest that the siting, lower and in front of a small plantation of trees will reduce the impact and therefore comply with these requirements. The proposed house is a dormer style property in keeping with others and finished in rendered blockwork and with some Manx stonework. They refer to landscaping and energy conservation in terms of using a timber framed construction. They also refer to the fact that the site is a 10 minute walk to the New Castletown Road and benefits from "the amenities the are provides including major bus and transportation routes". The site has mains electricity, water and telecommunications including broadband.
The applicants conclude that whilst they "understand the role of planning controls in order to protect the countryside of the Island" and "strongly back those decisions" they too believe the Island is "truly beautiful and needs to be protected" yet they believe "passionately" that their proposal "fits in with the surrounding area perfectly and really would have very little negative impact to [sic] the surrounding area".
Santon Parish Commissioners object to the application as the site is not designated for development and note several applications for development in the countryside which have been unsuccessful.
The occupant at "Thie Claynagh" objects on the basis that the site is not designated for development and point out that their own application 02/2205 was refused.
Fire Prevention Officer recommends the installation of domestic smoke detection.
Isle of Man Water Authority recommends the imposition of standard note 23 regarding water supply.
The Society for the Preservation of the Manx Countryside and Environment objects very strongly to the application on the basis that it is not designated for development.
The Environmental Protection Officer (water) advises that a licence needs to be acquired before any material may be discharged into a watercourse.
A resident of Port Soderick acknowledges that the site is not designated but raises no objection to the proposed dwelling and suggests that it should incorporate renewable energy elements.
The site is not designated for development and as such there should be a presumption against development unless there are circumstances which justify setting this policy aside. In this case the availability of broadband, electricity and telecommunications do not set the site aside from most of the applications for development in the Island's countryside and would not distinguish it from other proposals around this site and the Clannagh Road.
Despite the fact that the site is "10 minutes' walk" from the New Castletown Road, this "walk" is along a narrow winding road with no pavements and where, in inclement weather such a walk to the nearest bus stop is unlikely to be attractive to anyone living on this site or any near to it. The amenities available in Newtown are limited to the chapel, the public transport stops and the nursery. There is no schooling services (the applicant's children go to Kewaigue Primary School), no shops or services. The siting is as such, unsustainable and any benefits gained from using timber-framed construction would be lost through the dependence of the occupants on the private motor car for all services and amenities.
The siting would fit in with the existing development which stands out in the landscape as a scattering of houses with no focus or function and would reinforce this existing area of development in an otherwise open landscape. Reinforcement or addition to this would not enhance the landscape as is suggested.
If permission were granted to this property, there would be little or no reason to resist more development in the vicinity. The site is actually prominent, towards the top of a hillside and visible from a wider perspective from the Castletown Road (A5) and the St. Mark's Road (A26).
Whilst the draft Strategic Plan does suggest that infill development may be acceptable where there are groups of 6 dwellings or more, this proposal was not accepted by the Inspector reporting on the Strategic Plan who concludes that "In my view, there is a very large number of small groups of houses all over the Island that would fall to be considered under this new policy. Many of these small groups of dwellings are in remote rural locations. Very few of these small groups of dwelling possess any facilities. Those that do only meet a very small proportion of the needs of residents. As a result, this new policy would result in houses being built in locations where the residents are very largely, or totally dependent on the use of the private car for all journeys. Moreover, this new policy, if retained in the Strategic Plan, would be diametrically opposed to the strategic aim of the plan and particularly the objective of achieving a sustainable pattern of development" (8.118).
There is no explanation from the applicants as to why they need to move from their present accommodation and develop in an undesignated area.
I would recommend that the Parish Commissioners are afforded party status as statutory consultees.
The occupant of "This Cleayngh" is not directly affected by the proposal although they have an interest in the principle of development in this general area. As such I do not consider that they are directly affected by the development and should not be afforded party status in this case.
Similarly, the Society for the Preservation of the Manx Countryside and Environment and the Port Soderick resident are not directly affected by the development and should not be afforded party status in this case.
The Isle of Man Water Authority and Fire Prevention Officer are both statutory undertakers and submitted their views were submitted within the appointed time and should be afforded party status in this case.
Recommended Decision: Refused
Date of Recommendation: 15.02.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1. The site is not designated for development on the adopted land use plan, the Isle of Man Planning Scheme (Development Plan) Order 1982. As such there must be particular circumstances which justify setting aside this policy in order for this application to be approved. The applicants' desire to live in this area and the availability of mains services are, in themselves, neither unique nor sufficient to either justify setting aside the Department's well-established policies against development in such areas or to distinguish this application from the many others for development in undesignated areas.
R 2. The site is in a location which is considered to be unsustainable: that is where there are no local services or amenities which would enable the occupants of the new property to be other than reliant upon the private car for such amenities and services. Whilst the New Castletown Road and the public transport accessible therefrom, is less than a mile away, the road connecting the site has no pavements and has limited forward visibility for drivers of vehicles using the road. As such it is most unlikely that future occupants of the new property would use public transport and particularly not in times of inclement weather. As such the development would fail to support the Department's aim towards sustainable development as set out in the emerging Strategic Plan.
Note: whilst the applicants have made reference to the proposal in the draft Strategic Plan which suggests that infill development may be acceptable where there are groups of at least six existing dwellings, this proposal was not accepted by the Inspector reporting on the Plan (his paragraph 8.118).
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Refused Date: 22/2/06
Signed: M. I. McCauley Director of Planning and Building Control
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