15 March 2007 · Director of Planning and Building Control (M.I. McCauley)
Thie Chustal, Poortown Road, Peel, Isle Of Man, IM5 2ar
The proposal sought approval in principle for a single-storey three-bedroom dwelling and garage on the rear garden of Ballaquane Cottage, accessed via a lane from Poortown Road. The site is outside the residential zoning in the Peel Local Plan but adjoins newly developed residential land to the west.
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The site is outside residential zoning and subject to Circular 1/88 discouraging countryside housing except for agricultural needs, which this proposal does not claim.
Residential Development - Houses in the Countryside
Discourages residential development in countryside except for agricultural holdings (para 6); proposal makes no such claim but officer allowed deviation due to adjacent residential zoning/development changing context, no longer an intrusion.
Peel Local Plan approved by Tynwald in 1989
Site outside Residential Town Perimeter and not zoned; however, awkwardly drawn boundary around site adjoins 'Predominantly Residential' land now developed, justifying approval.
draft Isle of Man Strategic Plan
Allows backland development if satisfactory access contrived and adequate amenity space for new/existing dwellings; met via lane access (DOT-approved) and 22m separation.
Time limit for reserved matters
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, etc) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
Approved plans
This approval relates to the plans and information submitted as part of this application and date stamped 7th November 2006.
Supports the proposal
Do not oppose subject to imposition of conditions on parking, turning, access widening, sight lines, and reserved matters for access
No objection
Multiple consultees responded to application 06/01923/A, with Highways Division offering conditional no objection, German Parish Commissioners having no objection, Isle of Man Water Authority requesting a standard connection condition, SPMCE objecting due to tandem development concerns, and Mr Jessopp not opposing the principle but noting access uncertainty.
Key concern: tandem development with access through front garden
Department of Transport, Highways Division
Conditional No ObjectionDo not oppose subject to the imposition of the following conditions
Conditions requested: Two no. off street parking spaces are provided within the curtilage of the proposed dwelling.; An on site turning facility is provided within the curtilage of the dwelling.; The existing access is widened to 4.1 metres for the first 4 metres of the driveway.; Site lines of 2 metres by 36 metres shall be provided to afford stopping sight distance visibility to vehicles exiting the site.; A reserved matters application shall be submitted to address access, parking and turning arrangements.
Isle of Man Water Authority
Conditional No Objectionrequest 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: 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; See Note (2) For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
German Parish Commissioners
No ObjectionMy Commissioners have no objections this application.
Society for the Preservation of the Manx Countryside & Environment
ObjectionLooked at de-novo, this is a most blatant and unsatisfactory case of tandem development... and should therefore be REFUSED.; In the absence of this, the Society must OBJECT.
Mr Jessopp
No ObjectionI believe a previous in principle approval existed for this site so I am not opposed to the principle. However, it is unclear how the site will be satisfactorily accessed.
