23 March 2009 · Planning Committee
Land In Front Of Bay View Hotel, High Street, Port St Mary, Isle Of Man, IM9 5dy
The site is a steeply sloping piece of undeveloped vegetated land with a 32m frontage to Bay View Road and 18m depth, opposite the Bay View Hotel, containing a large elm tree. The proposal involved a single building appearing as single storey with mansard roof from Bay View Road (12m high roof, 8.6m set back from footw…
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The officer assessed the proposal against General Policy 2 of the Strategic Plan, noting the site's Predominantly Residential zoning under the 1982 Development Plan creates a presumption in favour of …
General Policy 2
Requires development in zoned areas to respect siting/layout/scale/form (b), not harm townscape character (c), not obscure public sea views (e), provide adequate parking/access/manoeuvring (h), not harm road safety (i), and not be on unstable land without precautions (l). Officer found proposal fails b/c (incongruous form/streetscene), e (height obscures sea/harbour), h/i (parking/access deficient), l (no stability info); tension as residential zoning favours development but specific tests not met.
Environment Policy 28
Prohibits development at risk from or increasing ground instability unless precautions taken. Site steeply sloping with slippage history; no engineering info/method statement submitted, rendering assessment impossible and proposal unacceptable.
Environment Policy 10
Requires flood risk assessment where potential risk. Officer dismissed need as no DoT Drainage objection, no draft plan mention, unlike nearby sites; flooding concerns overruled.
Environment Policy 42
Requires design respecting locality character, prohibits removal of green spaces contributing to visual amenity. Site natural/open but not formally designated POS; officer noted loss but not refusal trigger.
Interest expressed
See Note 2 (recommendation on electricity supply - not material)
