28 January 2013 · Delegated
Field 234267, Main Road, Kirk Michael, Isle Of Man, IM6 1hz
This application sought permission for a residential development of 95 dwellings on a collection of fields, gardens, school grounds, and public land in Kirk Michael. The scheme also included highway and drainage infrastructure, a new school field and playground, public open space, and landscaping. The application was refused on two grounds. First, the development was considered to neither preserve nor enhance the Kirk Michael Conservation Area and would harm important views out of it. Second, the position of the proposed estate road junction at Douglas Road Corner was judged likely to prejudice future decisions about a possible relief road for the village. The decision was made under delegated authority.
The application was refused. Two reasons were given: the development would harm the character and appearance of the Kirk Michael Conservation Area and damage important views out of it; and the proposed estate road junction at Douglas Road Corner could compromise future decisions about a possible relief road for Kirk Michael.
Refusal Reasons
Strategic Plan
Strategic Plan
Strategic Plan
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
Strategic Plan
Strategic Policy 2: New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3. (1) Open Space is defined in Appendix 1. (2) Sustainable Urban Extensions are defined in Appendix 1 4.3.2 Appendix 3 to the Plan identifies the towns and villages, and also explains why the Department has rejected the idea of a new settlement, which was mooted in the Consultation Draft published in May 2000. 4.3.3 Each of our towns and villages has an ind ividual character arising not only from its geographical position and existing fabric, but also from its historical, cultural, and social background. This character should be protected and enhanced. Accordingly:
Strategic Plan
Environment Policy 35: Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. 7.30 Development adjacent to Conservation Areas 7.30.1 It is often the case that important views into and out of a Conservation Area can contribute significantly to its character. It is necessary to assess the impact any development adjacent to conservation areas may have on such views.
