Residential estate layout for ten dwellings

Refusal Reasons

• ✗The majority of the site does not fall within an area zoned on the Kirk Michael Local Plan 1994 as predominantly residential but rather is located within an area of Open Space (Agriculture) not designated for development. The proposal to develop this land for residential purposes would therefore be contrary to Policy 5.9 of the Local Plan which states that other than those areas specifically identified, 'no further areas should be allocated for residential development' and Policy 12.4 which states 'no areas of open space should be released for development'. There is no justification to now warrant the setting aside of these policies.
• ✗The proposed layout would be contrary to Policy 5.10 of the Kirk Michael Local Plan and Recreation Policy 3 of the emerging Isle of Man Strategic Plan (April 2007) in that the development does not provide adequate open space provision within the proposed layout.
• ✗The proposed layout does not provide sufficient separation distance between a two and a half storey dwelling-house and a two storey dwelling-house. This will result in overlooking, loss of privacy and overshadowing to the detriment of the future occupiers of the two storey dwelling-house.
• ✗Insufficient detail has been submitted to demonstrate how private motor vehicles will access/egress from each of the plots. Furthermore, insufficient detail has been provided to show where the parking spaces will be accommodated within each of the plots. The Planning Authority is unable to assess whether the parking provision is adequate for the development.