29 March 2022 · Planning Committee
Pound Lane Depot, Castletown Road, Port St Mary, Isle Of Man, IM9 5lt
The proposal involved building a one-and-a-half storey dwelling with a footprint of 11.5m x 7.5m, attached single-storey garage (6.6m x 6.5m), three en-suite bedrooms in the roof space, and eco features like solar roof and air-source heat pump, finished in anthracite tiles, dark grey stone cladding, painted render, and…
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The officer determined the site is in open countryside not within a named settlement or zoned for development, making new housing unsustainable and contrary to Strategic Policy 1, 2, 3, 10 and Spatial…
Strategic Policy 1
Requires efficient use of land; site not previously developed land per definition (no permanent structure), so new dwelling not efficient use in countryside.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs new development to identified towns and villages; site outside Port St Mary/Port Erin boundaries in countryside.
Strategic Policy 3 - To respect the character of our towns and villages
To respect character of towns and villages; extending development into countryside harms rural character.
Spatial Policy 5
Design and visual impact; contemporary 1.5 storey dwelling dominant and visible, not sympathetic to rural area with bungalows.
Strategic Policy 10
Sustainable transport; site on A5 with public transport nearby (1.3 miles to shops), fine balance but overall unsustainable location.
Spatial Policy 1
Designates development to service centres, towns, villages; site not in defined area.
Spatial Policy 2
Designates development areas; site in countryside.
Spatial Policy 3
Development in villages; site not within.
Spatial Policy 4
Development hierarchy; site encourages unsustainable sprawl.
General Policy 2
General development control; fails on design (b&c: visual impact, character), flood risk (l), but acceptable on amenities (g) and highways (h&i).
General Policy 3
Exceptions to countryside development; no agricultural need, conversion, replacement, or overriding national need demonstrated.
Environment Policy 1
Protects countryside; new dwelling inappropriate without overriding need.
Housing Policy 4
Location of new housing and exceptions; site not in plan, no exceptions met.
Environment Policy 10 - Development and flood risk
Potential risk of flooding; high-risk zone, proposal exacerbates with hard surfaces.
no objection
don't object but note proximity to countryside and potential wildlife; no net loss of biodiversity; contact Inland Fisheries re watercourse
Three consultees raised no fundamental objections to the erection of a dwelling at Pound Lane Depot, Castletown Road, Port St Mary, but Arbory and Rushen Parish Commissioners expressed concerns over site designation, parking, and traffic speeds, while DOI Drainage deferred pending drainage details.
Key concern: no drainage arrangements to intercept surface water runoff from driveway before highway
Arbory and Rushen Parish Commissioners
Conditional No ObjectionThe Commissioners are not fundamentally opposed to the proposal but do feel that it needs careful consideration particularly in relation to the points they have raised.; wondered whether this had been considered by the DoI Highways officer when they wrote their supportive comments.
Conditions requested: strongly worded condition that garage should not be converted to residential use
Ecosystem Policy Officer
Conditional No Objectionno objection to the proposed development; as mitigation for the loss of semi-natural vegetation and to ensure that there is no net loss for biodiversity on site
Conditions requested: condition secured for a couple of integrated House Sparrow or Starling nest bricks to be installed high up on the northern, eastern or western elevation of the new dwelling and plans showing the type and location should be submitted to Planning for written approval; condition secured for Manx native boundary planting or sod bank creation to be undertaken around the site
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; no significant negative impact upon highway safety, network efficiency and /or parking. There is an existing dropped crossing and adequate visibility.
Department of Infrastructure DOI Drainage
No CommentDEFER pending further information with regard to private drainage arrangements for the driveway.; This would contravene Section 58 of the Highway Act 1986 and guidance contained in Chapter 16 of the Manual for Manx Roads.
