7 August 2018 · Delegated
Thie My Chree, Tynwald Road, Peel, Isle Of Man, IM5 1jn
This application sought permission for alterations, the creation of an additional vehicular access, and associated landscaping works at Thie-My-Chree, Tynwald Road, Peel. The application was refused on 7 August 2018. The decision-maker found that the applicants had not demonstrated a need for the additional access, and that the proposal did not facilitate any form of development that would justify it. A key concern was that the proposal would lead to the unnecessary removal of a considerable number of trees along the roadside. These trees were considered to provide a valuable visual break in the built-up area along a main route into Peel, and their loss would harm the character and visual amenity of the locality.
The application was refused on 7 August 2018 by a delegated Principal Planner. The applicants did not provide sufficient justification for why an additional vehicular access was needed. The proposal would also have required the removal of a significant number of roadside trees that contribute positively to the visual character of the main route into Peel, harming the appearance of the streetscene and local visual amenity.
Refusal Reasons
General Policy
(b), (c), (f) and (g)
ned, well managed with a good walking surface, within or close to towns and villages. Types of community, educational and health facilities vary considerably from community centres, schools and GP surgeries to police, fire and ambulance services. They form an essential network of support and are basic requirements for the underpinning of sustainable communities. Without basic services, communities tend to lack a sense of belonging and places tend to be little more than groups or estates of housing. Many of the schools in the East contribute towards indoor and outdoor sports provision and halls can be multi-purpose out of school hours. This need for a possible new school has been recognised in Baldrine and it is recognised that there may in the future need to be additional provision to serve additional development in the future on the edge of Douglas and Onchan. Development Brief DBH002g recognises a need to take account of need for a replacement Braddan School. For this reason, Strategic Reserve Sites will need to take both education and community facilities into account before release. Assessment of current open space and community facilities Table 15 sets out the key facilities in each Local Authority Area. The table illustrates the tendency for smaller settlements to have lower levels of community facilities and formal sports provision. It also highlights on a basic level deficits in existing provision helping give focus to where additional investment may need to be focused. Open Space and Community facilities - existing provision Type of land / amenity Douglas Laxey Onchan Braddan Marown Santon Lonan Amenity Y Y Y Y Y Y Y Places of Worship Y Y Y Y Y Y Y Burial Land Y N Y Y Y Y Y Child Care Y Y Y Y Y Y N Children's Y Y Y Y Y Y Y Outdoor Pitches Y Y Y Y Y N N Post Offices Y Y Y Y N N N Doctors and Dentists Y Y Y Y N N N Schools Y Y Y Y Y N N Skate Park/BMX Y Y N Y Y N N Allotments Y Y N N N Y Y* Golf Course Y N Y N N Y N Shooting Ranges N Y N Y N Y N Youth Club Y Y Y N N N N Sailing Y Y N Y N N N Equestrian Centres N N Y Y Y Y N Nursing Homes Y Y N N N N N Motorsport Y N N N N Y N Indoor Sports Facilities Y N Y N N N N *Laxey and Lonan allotment association within the boundary of Laxey Outdoor Recreation and Amenity Space The Community Audit records detailed information on recreation and amenity space. From this it is possible to analyse the data to determine if current provision is at an appropriate level given the population in the East. In order to create a benchmark against which the current provision can be assessed, the 'target' requirements for new residential developments are used. The Strategic Plan sets out minimum recreation open space standards per 1,000 head of population for new residential developments of 10 dwellings or more. These are as follows: Sports pitches 1.8 hectares/ 1,000 population Childrens' play space 0.6 hectares/ 1,000 population Amenity space 0.8 hectares/1,000 population Table 16 combines the separate Local Authority/Parish figures for the three categories of open space to give an overall figure for the East. For a comparison, figures have been benchmarked against the provisions required in the Strategic Plan 2016 to put the figures into context. Open Space and Recreation in the East - summary figures Douglas Braddan Onchan Laxey Lonan Marown Santon Isle of Man (East) Strategic Plan Target Difference Amenity 0.80 3.98 2.37 1.07 9.18 0.67 9.29 1.78 +0.98 Children's 0.03 0.06 0.17 0.07 0.06 0.05 0.07 0.06 -0.54 Outdoor Pitches 0.84 0.55 0.05 0.89 0.00 0.51 0.00 0.61 -1.19 Overall Supply 1.67 4.59 2.59 2.03 9.24 0.94 9.36 2.39 -0.75 The Table above showing open space and recreation figures demonstrate some deficits in provision across the local authority areas and highlights where new provision may need to be provided as part of future development schemes. For example, it shows that the East of the Island has a generally high level of amenity space but has a lower level of sports pitch provision. It is important to note that access to any kind of amenity space crosses Local Authority boundaries and residents living in one area may be regular users of amenities such as open space in neighbouring areas. In addition, these figures do not account for the differing demographics of each area and the population within distinct age groups has not been considered. Table 11 does not assess the usage of facilities or current sporting trends or outdoor pursuits that do not require sports pitches. Isle of Man Sport is conducting their own Island wide study as to existing sports provision and usage. Open Space and Community Proposal 1 Areas for residential growth identified in this Plan must take account of the needs for neighbourhood centres which will protect sufficient space for community health services and other social facilities. These could be provided within existing development, identified sites or on Strategic Reserve
Development in accordance to land-use zone
Isle of Man Strategic Plan 2016
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
General Policy
(b) and (c)
ned, well managed with a good walking surface, within or close to towns and villages. Types of community, educational and health facilities vary considerably from community centres, schools and GP surgeries to police, fire and ambulance services. They form an essential network of support and are basic requirements for the underpinning of sustainable communities. Without basic services, communities tend to lack a sense of belonging and places tend to be little more than groups or estates of housing. Many of the schools in the East contribute towards indoor and outdoor sports provision and halls can be multi-purpose out of school hours. This need for a possible new school has been recognised in Baldrine and it is recognised that there may in the future need to be additional provision to serve additional development in the future on the edge of Douglas and Onchan. Development Brief DBH002g recognises a need to take account of need for a replacement Braddan School. For this reason, Strategic Reserve Sites will need to take both education and community facilities into account before release. Assessment of current open space and community facilities Table 15 sets out the key facilities in each Local Authority Area. The table illustrates the tendency for smaller settlements to have lower levels of community facilities and formal sports provision. It also highlights on a basic level deficits in existing provision helping give focus to where additional investment may need to be focused. Open Space and Community facilities - existing provision Type of land / amenity Douglas Laxey Onchan Braddan Marown Santon Lonan Amenity Y Y Y Y Y Y Y Places of Worship Y Y Y Y Y Y Y Burial Land Y N Y Y Y Y Y Child Care Y Y Y Y Y Y N Children's Y Y Y Y Y Y Y Outdoor Pitches Y Y Y Y Y N N Post Offices Y Y Y Y N N N Doctors and Dentists Y Y Y Y N N N Schools Y Y Y Y Y N N Skate Park/BMX Y Y N Y Y N N Allotments Y Y N N N Y Y* Golf Course Y N Y N N Y N Shooting Ranges N Y N Y N Y N Youth Club Y Y Y N N N N Sailing Y Y N Y N N N Equestrian Centres N N Y Y Y Y N Nursing Homes Y Y N N N N N Motorsport Y N N N N Y N Indoor Sports Facilities Y N Y N N N N *Laxey and Lonan allotment association within the boundary of Laxey Outdoor Recreation and Amenity Space The Community Audit records detailed information on recreation and amenity space. From this it is possible to analyse the data to determine if current provision is at an appropriate level given the population in the East. In order to create a benchmark against which the current provision can be assessed, the 'target' requirements for new residential developments are used. The Strategic Plan sets out minimum recreation open space standards per 1,000 head of population for new residential developments of 10 dwellings or more. These are as follows: Sports pitches 1.8 hectares/ 1,000 population Childrens' play space 0.6 hectares/ 1,000 population Amenity space 0.8 hectares/1,000 population Table 16 combines the separate Local Authority/Parish figures for the three categories of open space to give an overall figure for the East. For a comparison, figures have been benchmarked against the provisions required in the Strategic Plan 2016 to put the figures into context. Open Space and Recreation in the East - summary figures Douglas Braddan Onchan Laxey Lonan Marown Santon Isle of Man (East) Strategic Plan Target Difference Amenity 0.80 3.98 2.37 1.07 9.18 0.67 9.29 1.78 +0.98 Children's 0.03 0.06 0.17 0.07 0.06 0.05 0.07 0.06 -0.54 Outdoor Pitches 0.84 0.55 0.05 0.89 0.00 0.51 0.00 0.61 -1.19 Overall Supply 1.67 4.59 2.59 2.03 9.24 0.94 9.36 2.39 -0.75 The Table above showing open space and recreation figures demonstrate some deficits in provision across the local authority areas and highlights where new provision may need to be provided as part of future development schemes. For example, it shows that the East of the Island has a generally high level of amenity space but has a lower level of sports pitch provision. It is important to note that access to any kind of amenity space crosses Local Authority boundaries and residents living in one area may be regular users of amenities such as open space in neighbouring areas. In addition, these figures do not account for the differing demographics of each area and the population within distinct age groups has not been considered. Table 11 does not assess the usage of facilities or current sporting trends or outdoor pursuits that do not require sports pitches. Isle of Man Sport is conducting their own Island wide study as to existing sports provision and usage. Open Space and Community Proposal 1 Areas for residential growth identified in this Plan must take account of the needs for neighbourhood centres which will protect sufficient space for community health services and other social facilities. These could be provided within existing development, identified sites or on Strategic Reserve
General Policy
(c), (f) and (g)
ned, well managed with a good walking surface, within or close to towns and villages. Types of community, educational and health facilities vary considerably from community centres, schools and GP surgeries to police, fire and ambulance services. They form an essential network of support and are basic requirements for the underpinning of sustainable communities. Without basic services, communities tend to lack a sense of belonging and places tend to be little more than groups or estates of housing. Many of the schools in the East contribute towards indoor and outdoor sports provision and halls can be multi-purpose out of school hours. This need for a possible new school has been recognised in Baldrine and it is recognised that there may in the future need to be additional provision to serve additional development in the future on the edge of Douglas and Onchan. Development Brief DBH002g recognises a need to take account of need for a replacement Braddan School. For this reason, Strategic Reserve Sites will need to take both education and community facilities into account before release. Assessment of current open space and community facilities Table 15 sets out the key facilities in each Local Authority Area. The table illustrates the tendency for smaller settlements to have lower levels of community facilities and formal sports provision. It also highlights on a basic level deficits in existing provision helping give focus to where additional investment may need to be focused. Open Space and Community facilities - existing provision Type of land / amenity Douglas Laxey Onchan Braddan Marown Santon Lonan Amenity Y Y Y Y Y Y Y Places of Worship Y Y Y Y Y Y Y Burial Land Y N Y Y Y Y Y Child Care Y Y Y Y Y Y N Children's Y Y Y Y Y Y Y Outdoor Pitches Y Y Y Y Y N N Post Offices Y Y Y Y N N N Doctors and Dentists Y Y Y Y N N N Schools Y Y Y Y Y N N Skate Park/BMX Y Y N Y Y N N Allotments Y Y N N N Y Y* Golf Course Y N Y N N Y N Shooting Ranges N Y N Y N Y N Youth Club Y Y Y N N N N Sailing Y Y N Y N N N Equestrian Centres N N Y Y Y Y N Nursing Homes Y Y N N N N N Motorsport Y N N N N Y N Indoor Sports Facilities Y N Y N N N N *Laxey and Lonan allotment association within the boundary of Laxey Outdoor Recreation and Amenity Space The Community Audit records detailed information on recreation and amenity space. From this it is possible to analyse the data to determine if current provision is at an appropriate level given the population in the East. In order to create a benchmark against which the current provision can be assessed, the 'target' requirements for new residential developments are used. The Strategic Plan sets out minimum recreation open space standards per 1,000 head of population for new residential developments of 10 dwellings or more. These are as follows: Sports pitches 1.8 hectares/ 1,000 population Childrens' play space 0.6 hectares/ 1,000 population Amenity space 0.8 hectares/1,000 population Table 16 combines the separate Local Authority/Parish figures for the three categories of open space to give an overall figure for the East. For a comparison, figures have been benchmarked against the provisions required in the Strategic Plan 2016 to put the figures into context. Open Space and Recreation in the East - summary figures Douglas Braddan Onchan Laxey Lonan Marown Santon Isle of Man (East) Strategic Plan Target Difference Amenity 0.80 3.98 2.37 1.07 9.18 0.67 9.29 1.78 +0.98 Children's 0.03 0.06 0.17 0.07 0.06 0.05 0.07 0.06 -0.54 Outdoor Pitches 0.84 0.55 0.05 0.89 0.00 0.51 0.00 0.61 -1.19 Overall Supply 1.67 4.59 2.59 2.03 9.24 0.94 9.36 2.39 -0.75 The Table above showing open space and recreation figures demonstrate some deficits in provision across the local authority areas and highlights where new provision may need to be provided as part of future development schemes. For example, it shows that the East of the Island has a generally high level of amenity space but has a lower level of sports pitch provision. It is important to note that access to any kind of amenity space crosses Local Authority boundaries and residents living in one area may be regular users of amenities such as open space in neighbouring areas. In addition, these figures do not account for the differing demographics of each area and the population within distinct age groups has not been considered. Table 11 does not assess the usage of facilities or current sporting trends or outdoor pursuits that do not require sports pitches. Isle of Man Sport is conducting their own Island wide study as to existing sports provision and usage. Open Space and Community Proposal 1 Areas for residential growth identified in this Plan must take account of the needs for neighbourhood centres which will protect sufficient space for community health services and other social facilities. These could be provided within existing development, identified sites or on Strategic Reserve
General Policy
(h) and (i)
ned, well managed with a good walking surface, within or close to towns and villages. Types of community, educational and health facilities vary considerably from community centres, schools and GP surgeries to police, fire and ambulance services. They form an essential network of support and are basic requirements for the underpinning of sustainable communities. Without basic services, communities tend to lack a sense of belonging and places tend to be little more than groups or estates of housing. Many of the schools in the East contribute towards indoor and outdoor sports provision and halls can be multi-purpose out of school hours. This need for a possible new school has been recognised in Baldrine and it is recognised that there may in the future need to be additional provision to serve additional development in the future on the edge of Douglas and Onchan. Development Brief DBH002g recognises a need to take account of need for a replacement Braddan School. For this reason, Strategic Reserve Sites will need to take both education and community facilities into account before release. Assessment of current open space and community facilities Table 15 sets out the key facilities in each Local Authority Area. The table illustrates the tendency for smaller settlements to have lower levels of community facilities and formal sports provision. It also highlights on a basic level deficits in existing provision helping give focus to where additional investment may need to be focused. Open Space and Community facilities - existing provision Type of land / amenity Douglas Laxey Onchan Braddan Marown Santon Lonan Amenity Y Y Y Y Y Y Y Places of Worship Y Y Y Y Y Y Y Burial Land Y N Y Y Y Y Y Child Care Y Y Y Y Y Y N Children's Y Y Y Y Y Y Y Outdoor Pitches Y Y Y Y Y N N Post Offices Y Y Y Y N N N Doctors and Dentists Y Y Y Y N N N Schools Y Y Y Y Y N N Skate Park/BMX Y Y N Y Y N N Allotments Y Y N N N Y Y* Golf Course Y N Y N N Y N Shooting Ranges N Y N Y N Y N Youth Club Y Y Y N N N N Sailing Y Y N Y N N N Equestrian Centres N N Y Y Y Y N Nursing Homes Y Y N N N N N Motorsport Y N N N N Y N Indoor Sports Facilities Y N Y N N N N *Laxey and Lonan allotment association within the boundary of Laxey Outdoor Recreation and Amenity Space The Community Audit records detailed information on recreation and amenity space. From this it is possible to analyse the data to determine if current provision is at an appropriate level given the population in the East. In order to create a benchmark against which the current provision can be assessed, the 'target' requirements for new residential developments are used. The Strategic Plan sets out minimum recreation open space standards per 1,000 head of population for new residential developments of 10 dwellings or more. These are as follows: Sports pitches 1.8 hectares/ 1,000 population Childrens' play space 0.6 hectares/ 1,000 population Amenity space 0.8 hectares/1,000 population Table 16 combines the separate Local Authority/Parish figures for the three categories of open space to give an overall figure for the East. For a comparison, figures have been benchmarked against the provisions required in the Strategic Plan 2016 to put the figures into context. Open Space and Recreation in the East - summary figures Douglas Braddan Onchan Laxey Lonan Marown Santon Isle of Man (East) Strategic Plan Target Difference Amenity 0.80 3.98 2.37 1.07 9.18 0.67 9.29 1.78 +0.98 Children's 0.03 0.06 0.17 0.07 0.06 0.05 0.07 0.06 -0.54 Outdoor Pitches 0.84 0.55 0.05 0.89 0.00 0.51 0.00 0.61 -1.19 Overall Supply 1.67 4.59 2.59 2.03 9.24 0.94 9.36 2.39 -0.75 The Table above showing open space and recreation figures demonstrate some deficits in provision across the local authority areas and highlights where new provision may need to be provided as part of future development schemes. For example, it shows that the East of the Island has a generally high level of amenity space but has a lower level of sports pitch provision. It is important to note that access to any kind of amenity space crosses Local Authority boundaries and residents living in one area may be regular users of amenities such as open space in neighbouring areas. In addition, these figures do not account for the differing demographics of each area and the population within distinct age groups has not been considered. Table 11 does not assess the usage of facilities or current sporting trends or outdoor pursuits that do not require sports pitches. Isle of Man Sport is conducting their own Island wide study as to existing sports provision and usage. Open Space and Community Proposal 1 Areas for residential growth identified in this Plan must take account of the needs for neighbourhood centres which will protect sufficient space for community health services and other social facilities. These could be provided within existing development, identified sites or on Strategic Reserve
