13 August 2018 · Committee
Land Adjacent To, Clock Tower Industrial Estate, Foxdale, Isle Of Man, IM4 3hp
Permission was granted for a residential development of 24 dwellings on land at Kiondhooag and Field 333129, adjoining Mines Road (A24), Foxdale, Isle of Man. The application, submitted by A V Craine & Sons Limited, also included roads, parking, vehicular access, sewers, services, open space, play facilities, and landscaping. The site is a presently undeveloped parcel of land that slopes downward from Mines Road toward its southern boundary. It has a relatively narrow frontage to the A24 of around 35 metres, though the overall site width is approximately 145 metres. An industrial estate access road lies to the west and a lane to Kiondhooag runs to the east. The Planning Committee approved the application on 13 August 2018, subject to 12 conditions.
The Planning Committee approved the application on 13 August 2018. Key issues considered included the principle of development on this undeveloped site, the visual impact on the surrounding area, effects on neighbouring amenities, highway safety, and drainage. The committee was satisfied that the proposal was acceptable across these matters.
Development should make the best use of resources
require that new dwellings be located within existing sustainable settlements
Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under -used land and buildings, and re - using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space (1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services. 4.2.2 In pursuance of (c) abo ve, the Department will, when formulating its programme for the preparation of new Area Plans, have particular regard to: (a) the availability of mains drainage connected to IRIS or other mains systems; (b) securing the future viability of rural primary schools; (c) the public investment in the Island's highway, bus, railway and tramway networks; (d) the provision and availability of water; and (e) community facilities. 4.3 Environment 4.3.1
Service Villages
Strategic Policy 3: Proposals for development must ensure that the individual character of our towns and villages is protected or enhanced by: (a) avoiding coalescence and maintaining adequate physical separation between settlements; and (b) having regard in the design of new development to th e use of local materials and character. 4.3.4 Most of our built heritage, our countryside, our coastline and our natural environment is of attraction, value and interest. Surveys commissioned by Government on the quality of life and the importance of heritage in the Isle of Man and internationally, have consistently shown that the historic landscape setting of the Isle of Man scores as t he single most significant factor for residents and visitors in supporting the concept of a specific and positive Manx identity. This "heritage identity" is a result of the combination of a rich diversity of historic sites and monuments, historic building s and residential settlements and a specific range of natural history attributes set within a predominantly rural landscape setting which links modern life to a sense of historic legacy and beauty, the retention of which is strongly supported by Government and the resident community. 4.3.5 The landscapes of the Island are very varied, and their nature and variety is the consequence of thousands of years of interaction between the natural and cultural aspects of the Island through human activity within the enviro nment and an innate respect for the natural and historic qualities they represent. 4.3.6 This landscape heritage is more than simply the sum of its parts. The combination of geology, geomorphology, wildlife, archaeology, history, traditional buildings and the natural settings for traditional activities and customs, combine in the rural and built environment to provide an inseparable element of "Manxness". It provides an overarching context which makes the landscapes of the Isle of Man unique and gives them the value which is acknowledged by those who live here and those who visit. The protection and promotion of this element within Manx society is an important element in central Government policy and the Strategic Plan, which both support the view that these v alued characteristics of the Isle of Man be acknowledged and protected for the future from inappropriate development. 4.3.7 This protection will apply to areas of heritage value, to sites of heritage value and to general traditional landscape settings within the Island which are deemed to contribute to the sense of the Island's heritage identity. Heritage landscape value will therefore be a consideration in all aspects of planning, with a view to retaining and enhancing this value wherever possible.
New development in existing settlements
pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
Prior to any works on site the visibility splays onto Mines Road must be set out and thereafter maintained in accordance with drawing no 4422/P2 REVN K date stamped the 1st April 2016.
Condition 3
Prior to the occupation of any dwelling 2 car parking spaces associated with that dwelling shall be provided and retained free from obstruction thereafter.
Condition 4
Prior to the occupation of each dwelling the road between Mines road and the dwelling and the car parking for the dwelling shall be constructed to at least base course level.
Condition 5
No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Planning and Building Control Directorate and these works shall be carried out as approved.
Condition 6
The last dwelling of the development hereby approved shall not be occupied until the areas of public open space as shown on drawing 4422/P2 REVN K have been turfed with grass, including the footpaths, seating, stone walls and landscaped as proposed and all made available for recreational use.
Condition 7
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Condition 8
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no garden sheds or summerhouses shall be erected or placed within the curtilage of the dwelling(s) hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
Condition 9
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no greenhouses or polytunnels shall be erected or placed within the curtilage of the dwelling(s) hereby approved, other than that expressly authorised by this approval, without the prior written approval of the Department.
Condition 10
Works which would affect the water courses/rivers/streams shall be carried out only in the period from July to September, (inclusive).
Condition 11
Given the history of the use of the site, prior to any works commencing on site a detailed site investigation and report interpreting the results, to ascertain if there are any impediments to development because of ground conditions caused by former mining activity, are required to be submitted to and approved by the Planning and Building Control Directorate.
Condition 12
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no fences, gates, walls or other means of enclosure shall be erected or placed within the curtilage of any dwelling house forward of any wall of that dwelling house which fronts onto a highway, without the prior written approval of the Department.
