17 July 2014 · Delegated
Land Adjacent To Kella Sheear, Kella Road, Sulby, Isle Of Man, IM7 2hg
The application proposed a single dwelling on a small enclosed private garden to the west of Kella Road, Sulby, bounded by existing dwellings on either side. The site is unzoned countryside land, north of the village, with poor access to shops, services, jobs, and public transport. Officers found the proposal failed to meet any of the exception criteria under General Policy 3 of the Isle of Man Strategic Plan 2007, which strictly limits new development in the countryside. The location was considered unsustainable, with future occupants necessarily reliant on the private car, contrary to the Strategic Plan's core aim of directing development to established settlements. A further concern was the failure to demonstrate adequate vehicular visibility from the proposed access, raising unresolved highway safety issues. While officers accepted that a dwelling between the two neighbouring properties would not itself harm the character of the area, the policy and access failings were decisive.
The location is unsustainable and car-dependent, contrary to the Isle of Man Strategic Plan. Additionally, adequate visibility at the proposed access could not be demonstrated, leaving highway safety unresolved.
Development should make the best use of resources
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
Condition 1
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters.
Condition 2
Application for the approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved.
Condition 3
Prior to any works commencing on site the access and visibility delays of 2m x 18m in each direction shall be constructed in accordance with a drawing approved by the Department and retained free from construction thereafter.
