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The site defined in red represents the curtilage of a newly refurbished and extended cottage - Cronk Moar House, together with land to the south east and north west across the road. The house itself sits on the southern side of the A27 coast road which leads from Glen Maye to Dalby. The land owned by the applicant stretches from a narrow lane to the west of the cottage to the closest property to the south east - Carrick View.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as of an Area of High Landscape or Coastal Value and Scenic Significance.
Other than the applications for the alterations to the cottage and outbuildings across the road, there have been no planning applications for this property.
Proposed now is the principle of a new dwelling alongside the extended cottage and between it and Carrick View. No justification or reasoning for the application has been provided.
The Society for the Preservation of the Manx Countryside and Environment object as the development represents a new dwelling in the countryside contrary to policy.
Manx Electricity Authority advise that the applicant has agreed to divert an existing electricity cable from the site before works commence.
A resident of Port Soderick comments that there is insufficient justification for the property to override Strategic Plan Policies 1 and 2.
The owners and the occupants of Carrick View both express concern that the proposed dwelling would be close to their property and that additional traffic coming and going from the site would be dangerous.
Isle of Man Water Authority make comments about the supply of water to the premises.
Patrick Parish Commissioners object to the application on the basis that it would be ribbon development and access would be unsafe.
Department of Transport Highways and Traffic Division raise no objection subject to there being provided visibility splays of 2m by 70m and on site turning and parking facilities. There is sufficient frontage within the land owned by the application to provide such splays.
The site is not designated for development and as such there is a policy objection to the erection of a dwelling on this site. The following Strategic Plan Policies would not support the development of a dwelling on the site:
Strategic Aim: "to plan for the efficient and effective provision of services and infrastructure and to direct and control development and the use of land to meet the community's needs, having particular regard to the principles of sustainability whilst at the same time preserving, protecting and improving the quality of the environment, giving particular regard to our uniquely Manx natural, wildlife, cultural and built heritage".
Strategic Policy 2: "New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3".
Spatial Policy 5: "New development will be located within the defined settlements. Development will only be permitted in the countryside in accordance with General Policy 3".
Strategic Policy 10: "New development should be located and designed such as to promote a more integrated transport network with the aim to: a) minimise journeys, especially by private car; b) make best use of public transport, c) not adversely affect highway safety for all users, and d) encourage pedestrian movement."
General Policy 3: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
a) essential housing for agricultural workers who have to live close to their place of work (Housing Policies 7, 8, 9 and 10) b) conversion of redundant rural buildings which are of architectural, historical, or social value and interest (Housing Policy 11) c) previously developed land which contains a significant amount of buildings where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environmental and where the development proposed would result in improvements to the landscape or wider environment d) the replacement of existing rural dwellings (Housing Policies 12, 13 and 14) e) location-dependant development in connection with the working of minerals or the provision of necessary services; f) building and engineering operations which are essential for the conduct of agriculture or forestry g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative and h) buildings or works required for interpretation of the countryside, its wildlife or heritage".
Environment Policy 1: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative".
The proposal would not appear to satisfy any of the above criteria.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The owners and the occupants of Carrick View are immediately adjacent to the site and as such should be afforded party status in this instance.
The Society for the Preservation of the Manx Countryside and Environment and the resident of Port Soderick are not directly affected by the proposal and as such should not be afforded party status in this instance.
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
R 1.
The erection of a dwelling as proposed, on land which is not designated for development would be contrary not only to the provisions of the Isle of Man Planning (Development Plan) Order 1982 but also to the follwoing Strategic Plan policies: the Strategic Aim, Strategic Policies 1c, 2 and 10, Spatial Policy 5, General Policy 3, Environment Policy 1 and Housing Policy 4.
28.1.08
I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to Director of Planning and Building Control)
Decision Made: Refused Date: 22.1.08
Signed: _________________________ M. I. McCauley Director of Planning and Building Control
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