8 May 2015 · Committee
Field 434022, Derbyhaven, Isle Of Man, IM9 1ts
The application sought to erect a detached dwelling with integral garage on a field (reference 434022) to the rear of several existing properties including 4, 5 and 6 Chapel Court to the south, and Derbyhaven House and neighbouring dwellings to the east. The site is bounded to the rear by Isle of Man Airport land and to the north by the curtilage of a large dwelling, Midway. An amended scheme also introduced a tennis court at the southern end of the site. The officer recommended refusal, citing concerns about the impact of the dwelling's height and mass on adjoining residents, its effect on the streetscene, and potential conflicts with General Policy 2 of the Strategic Plan — particularly the requirements not to harm residential amenity (GP2g) or prejudice adjoining land use (GP2k). However, the Planning Committee, which had visited the site to see the staked-out position of the dwelling, approved the application. A committee member considered the development would represent a rounding off of the settlement, would be largely secluded from public views, and that the principle was acceptable given a previous planning approval for a dwelling on the same site in 2012.
The Planning Committee approved the application despite the officer's recommendation to refuse. A committee member argued the development would fill in the settlement edge, remain largely hidden from public views, and would not be the tallest or only non-traditional dwelling in the area. The existence of a prior planning approval for a dwelling on this site (granted in 2012) was treated as settling the principle of development, leaving design and amenity impact as the remaining issues.
General Policy 2 of the Strategic Plan
The general standards of development set out in General Policy 2 of the Strategic Plan are applicable in this case
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
GP2g
contrary to GP2g of the Strategic Plan
General Policy 2k of the Strategic Plan
contravenes General Policy 2k of the Strategic Plan
