15 February 2013 · Delegated
Kilravock, Shore Road, Bay Ny Carrickey, Port St. Mary, Isle Of Man, IM9 5ly
This application sought permission to demolish the existing single-storey rendered dwelling known as Kilravock, along with its garage, and replace them with two semi-detached houses with associated parking. The site sits on a corner plot along Gansey Promenade in Port St. Mary, with Shore Road to the south and Mount Gawne Road to the northeast. The Department of Infrastructure refused the application in February 2013. Two formal reasons were given: the proposed dwellings were considered too tall and bulky for their prominent position, creating a visually intrusive and out-of-character addition to the street scene; and the western dwelling would not have had enough usable outdoor space, making the overall scheme an overdevelopment of the site. The officer's recommendation was also to refuse, and the decision aligned with that recommendation.
The Department of Infrastructure refused this application. The proposed semi-detached dwellings were considered visually intrusive due to their height, massing, and design in a prominent corner location, making them out of keeping with the street scene. Additionally, the western dwelling would not have had an adequate level of usable outdoor amenity space, meaning the site would have been overdeveloped.
Refusal Reasons
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
Development which is in accordance with the land-use zoning
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
New development in existing settlements must be designed to take account of the particular character
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.''
