20 October 2020 · Delegated
7, Mull View, Kirk Michael, Isle Of Man, IM6 1aq
Permission was granted for alterations to an existing door and window, and the erection of an extension at 7 Mull View, Kirk Michael. The property is a single-storey dwelling with accommodation in the roof, located at the end of a small cul-de-sac on the eastern side of the main road through Kirk Michael. The officer's report identified two main planning considerations: the impact of the proposed works on the character and appearance of the dwelling and the wider streetscene, and any potential effects on the living conditions of neighbouring properties. The application was determined under delegated powers and was approved on 20 October 2020, with one condition attached.
The application was approved on 20 October 2020. The key planning considerations were whether the extension and door and window alterations would harm the character and appearance of the dwelling and streetscene, and whether neighbouring living conditions would be affected. The decision was made under delegated powers and permission was granted.
Isle of Man Strategic Plan 2016
Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 of the 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
Isle of Man Strategic Plan 2016
the provisions of the General Policy 2 of the Strategic Plan 2016 will be pivotal in the assessment of this application
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
Strategic Plan
there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general
Residential Design Guidance 2019
Sections 3.2 and 7.3 of the Residential Design Guidance 2019 would also be vital in the assessment of the application
26 APPENDIX 3 SETTLEMENT PATTERN A New Settlement A.3.1 The Consultation Draft published in May 2000 mooted the idea of a new settlement as a means of accommodating future development. A.3.2 The Department has examined this idea, having regard in so doing to the following matters:- (a) the likelihood of there being a shortage in the provision of housing land without resort to a new settlement; (b) the size of a settlement which would be large enough to support a local school, shops, employment, and other services; (c) whether there are on the Island any "brownfield" sites of suitable size and location for such a proposal; (d) whether such a proposal could take advantage of existing or planned infrastructure such as the IRIS scheme or the public transport network; (e) the visual impact of a new settlement; (f) the historical pattern of development on the Island; and (g) comparison with the sustainability of alternative options. A.3.3 The Department has concluded that (a) within the Plan period, our existing towns and villages can accommodate additional development sufficient to meet the demand therefor; indeed, most of our towns would benefit from further development of redundant or under -used land, and most of our villages would benefit from additional housing to support local schools, shops, and other services; (b) there is not a "brownfield" site which could accommodate satisfactorily a settlement of the required scale; (c) there is not a suitable site which could take advantage of either the IRIS scheme or our railway or tramway routes; (d) in any case, the visual impact of a new settlement would be so massive as to have an inevitably greater adverse impact on our countryside than would alternative options; and (e) the pattern of development on the Island is characterized by slow evolution over many years, with the various characteristics and qualities of each individual settlement emerging from years of reaction to the people who have lived and worked there, and from the demands and changing circumstances which the settlements have faced; each settlement on the Island is unique, thanks to those who have influenced it; any new settlement would have no history, no family connections and no Manx tradition, and would thus be alien to the slow and deliberate pace at which the Isle of Man has developed. A.3.4 Accordingly, the Department has rejected the idea of a new settlement. Existing Settlements A.3.5 Those existing settlements which have the size and characteristics of a town or village, and which are served by mains drainage systems are identi fied in the schedule below, together with details of the relevant area plan. A.3.6 Settlement Area Plan Bride 1982 Development Plan Andreas 1982 Development Plan Jurby 1982 Development Plan Ballaugh 1982 Development Plan Sulby Sulby Local Plan 1999 Ramsey Ramsey Local Plan 1998 Glen Mona 1982 Development Plan Laxey Laxey Local Plan 1989; Laxey and Lonan Area Plan approved 2005 Baldrine 1982 Development Plan; Laxey and Lonan Area Plan approved 2005 Kirk Michael Kirk Michael Local Plan 1994 Peel Peel Local Plan 1989 St John's St John's Local Plan 1999 Crosby 1982 Development Plan Glen Vine 1982 Development Plan Union Mills Braddan Local Plan 1991; Draft Braddan Parish Plan abandoned 2006 The Strang Braddan Local Plan 1991; Draft Braddan Parish Plan abandoned 2006 Onchan Onchan Local Plan 2000 Douglas Douglas Local Plan 1998 Glen Maye 1982 Development Plan Dalby 1982 Development Plan Foxdale Foxdale Local Plan 1999 Newtown/Mount Murray 1982 Development Plan/Braddan Local Plan 1991 Ballasalla 1982 Development Plan Castletown Castletown Local Plan 1991 Ballabeg Arbory and East Rushen Local Plan 1999 Colby Arbory and East Rushen Local Plan 1999 Ballafesson Arbory and East Rushen Local Plan 1999 Port St Mary 1982 Development Plan Port Erin Port Erin Local Plan 1990 A.3.7 These are the towns and villages to which the Strategic Policy at paragraph 4.3.1 refers. Cregneash may also be judged to have the characteristics of a vil lage, but as the National Folk Museum it is subject to special consideration, seeking to preserve and protect the authenticity and integrity of the village and its setting. Maughold also has some of the characteristics of a village but consists of only a s mall number of houses within the Conservation Area and has a recognised special historic character. APPENDIX 4 GUIDANCE ON REQUIREMENTS FOR THE UNDERTAKING OF A FLOOD RISK ASSESSMENT Introduction A.4.1 The following guidance relates only to the commissioning and undertaking of flood risk assessment studies on particular sites. Flood risk assessments will be required for both fluvial and tidal flooding. The Department of Transport is currently developing a Flood Risk Guidance Document and undertaking flood mapping, the results of which will be fed into the preparation of the Area Plans. Preparation A.4.2 Where it is judged that a flood risk assessment is required, the nature of the study undertaken
Residential Design Guidance 2019
Sections 3.2 and 7.3 of the Residential Design Guidance 2019 would also be vital in the assessment of the application
Condition 1
1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
