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
