28 January 2008 · Director of Planning and Building Control (M. I. McCauley)
Cronk Moar House, Dalby, Isle Of Man, IM5 3bw
The proposal was for approval in principle to erect a new dwelling and detached garage on land forming part of the curtilage of Cronk Moar House, a recently extended cottage on the A27 coast road between Glen Maye and Dalby.
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The officer concluded the site is not designated for development, constituting a policy objection as it lies in the countryside within an Area of High Landscape or Coastal Value.
Strategic Aim
Requires directing development to meet community needs sustainably while preserving Manx natural heritage. Officer assessed the new countryside dwelling adversely affects this by introducing urban development into protected rural area without sustainability benefits.
Strategic Policy 1
Directs development to zoned areas. Proposal fails as site is unzoned countryside, not an exceptional case.
Strategic Policy 2 - Priority for new development to identified towns and villages
New development primarily in towns/villages; countryside only in exceptional circumstances (para 6.3). No exceptional need demonstrated, e.g. not agricultural housing.
Strategic Policy 10
Promotes integrated transport minimising car journeys and ensuring highway safety. Site on rural road bend raises safety issues despite DOT non-objection.
General Policy 3
Prohibits development outside zoned areas except listed exceptions (e.g. agricultural housing HP7-10, rural conversions HP11, replacements HP12-14). Proposal fits none; 'would not appear to satisfy any of the above criteria'.
Environment Policy 1
Protects countryside/ecology unless overriding national need with no alternative. New dwelling adversely affects protected Area of High Landscape/Coastal Value without such need.
Housing Policy 4
Presumed to restrict unexceptional new housing; referenced in refusal as failed alongside countryside policies.
Do not oppose subject to visibility splay of 2m x 70m, on-site parking per Strategic Plan, and on-site turning facility
