2 September 2008 · Delegated - Director of Planning and Building Control (M.I. McCauley)
Land To Rear Of Cooil Avenue And Adjacent To, Beachfield Farm Lane, Kirk Michael, Isle Of Man, IM6 1hb
The proposal sought approval in principle for three single-storey (notional) dwellings on a roughly square parcel of undeveloped land zoned predominantly residential, accessed via a narrow existing private driveway from the unadopted, unmade Cooil Avenue between properties 'Cooil Shellagh' and 'Melmegsuelyn'.
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The officer assessed that while the principle of residential development accords with the site's Predominantly Residential zoning in the Kirk Michael Local Plan, the proposal fails key tests in the Is…
General Policy 2
Requires development not to adversely affect amenity of local residents or character of locality (part g), nor have unacceptable effect on road safety/traffic (part i), nor fail on access/parking (part h). Officer found access 3m from homes would cause unacceptable disturbance to 'Cooil Shellagh' and 'Melmegsuelyn' from three dwellings' traffic, breaching (g); site zoning ok but these tests failed.
Transport Policy 4
Requires highways serving development capable of safely accommodating generated journeys. Narrow 4m access/no passing and substandard unadopted Cooil Avenue cannot handle extra traffic; Highways no-objection conditional but officer deemed splays unenforceable without neighbour control.
Environmental Policy 9
Precautionary approach to erosion/instability; no permission where erosion likely in building lifetime. Site just outside vulnerable zone; dwellings proposed outside 60-year erosion line; DoT no objection.
Environment Policy 11
Restricts coastal development increasing erosion/flood risk or needing protection works. One third of site in management zone but no DoT objection on processes/defences.
Kirk Michael Local Plan Policy 5.11
Future proposals must heed coastal erosion. Considered but not fatal as site positioning avoids high risk.
Do not oppose subject to visibility splays on to Cooil Avenue having a sight splay of 2.4 x 18m
No objection in principle provided that the dwellings are single storey and use soakaways in light of the area's coastal erosion
No objection subject to conditions on foul sewer connection, no surface water to foul, percolation tests
Land is zoned for residential use and that the prospective owners would have to consider the impact of coastal erosion
Drainage Division provided no objection subject to detailed drainage conditions; IoM Water Authority requested standard water connection condition; multiple local residents objected citing access, sewerage, privacy, and maintenance concerns on private road.
Drainage Division, Department of Transport
Conditional No ObjectionNO OBJECTION in principle, but subject to:; The introduction of three dwellings onto the public system within this area will not be detrimental to the public drainage system and as such the Division is content with the proposals.; It is recommended that the necessary percolation tests are carried out for the proposed soakaways before any detailed planning application is submitted.
Conditions requested: The proposed development must be connected to the public foul system. The Drainage Division will require to be assured that satisfactory foul and surface water disposal from this development can be achieved therefore full details of the proposed foul and surface water drainage (including the proposed connections to the public sewer) must be submitted as part of any subsequent detailed planning applications. Communication Fees will be payable to the Department of Transport in respect of any drainage connections.; There must be NO discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.; The applicant is advised to contact the Drainage Division to discuss the proposed drainage layout including the proposed foul pumping station before submitting any full detailed planning application.
Drainage Division, Department of Transport
Conditional No ObjectionNo Objection subject to the following conditions:; The applicant is advised to contact the Drainage Division to discuss the proposed drainage layout including the proposed foul pumping station before submitting any full detailed planning application.; Permissions must be obtained from the relevant third party landowners in order to lay the proposed sewers in Cooil Avenue.
Conditions requested: Prior to submitting any reserved matter application, the applicant is required to discuss the final positioning of the dwellings with the Drainage Division to ensure they are not within the Coastline Management Zone, as referred to in the Coastline Management Act 2005.; The proposed development must be connected to the public foul sewer. The Drainage Division will require to be assured that satisfactory foul and surface water disposal from this development can be achieved therefore full details of the proposed foul and surface water drainage (including the proposed connections to the public sewer) must be submitted as part of any subsequent detailed planning applications.; There must be NO discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.
Isle of Man Water Authority
Conditional No ObjectionSee Note (1)
Conditions requested: a condition of planning be that 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.; For connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the IoMWA Planning and Projects Section, tel. 69 59 58.
