Why Was This Refused?
- ✓Site not zoned for residential development — new dwelling would be unwarranted countryside development
- ✓Scale, massing, and design considered visually intrusive in a prominent position
- ✓Detrimental impact to the visual amenity of the street scene
- ✓Proposal would require removal of Manx Stone walling and existing landscaping along the northern boundary
- ✓Highway safety concerns due to inadequate visibility splays at the access onto Mount Gawne Road
- ✓scale
- ✓design
- ✓highways
- ✓parking
This application sought permission to demolish an existing dwelling and garage at Kilravock, Shore Road, Bay Ny Carrickey, Port St. Mary, and replace them with a two-apartment building with associated parking. The Department of Infrastructure refused the application on 29 August 2013. The site falls outside any zone designated for residential development. Planning policy for the Isle of Man restricts new housing to appropriate towns and villages, and approving this proposal would have resulted in unwarranted development in the countryside. Beyond the zoning issue, the proposed building's scale, massing, and design were considered harmful to the visual amenity of the area given its prominent position.
The application was refused on multiple grounds. The site is not zoned for development, and approving a new dwelling here would amount to unwarranted residential development in the countryside. The proposed building's scale, massing, and design in a prominent position were also found to be harmful to the visual amenity of the area and the street scene.
Refusal Reasons
- ✕The application site is not zoned for development and the creation of an additional dwelling is therefore contrary to both adopted general planning policy within the Isle of Man Strategic Plan and Area Plan for the South, which seek to restrict such development to appropriate towns and villages. Approval of the planning application would result in unwarranted residential development in the countryside.
- ✕The proposal is contrary to Housing Policy 14 of the Isle of Man Strategic Plan 2007 in that the proposed development within a prominent position, if approved, would be detrimental to the visual amenity of the area by reason of its, scale, massing and design.
- ✕The proposed dwellings due to its scale, massing and design within a prominent position in the street scene would not be of an acceptable standard and would cause a visually intrusive feature in this location and would cause a detrimental impact to the visual amenities of the street scene contrary to Strategic Policy 5 of the Isle of Man Strategic Plan 2007.
- ✕The proposal requires the removal of approximate 10 metres in length of existing Manx Stone walling and require the removal of the existing landscaping, all along the northern boundary to provide the required parking spaces and required visibility splays. It is considered this would result in a loss of a large part of the rear boundary treatment and consequently would appear as an open car park detrimental to the visual amenities of the street scene.
- ✕The proposal, if approved, would be likely to generate an increase number of vehicular movements and result in four separate accesses all of which would jeopardise the safety of highway users particularly along the site's access with Mount Gawne Road, given the applicants does not own or have control of the neighbouring land to provide the required visibility splays in a north-westerly direction.
