Erection of a dwelling with driveway and parking (revised planning application for PA 14/00761/B)

Field 431505, St Marks Road, St Marks, Ballasalla, Isle Of Man, IM9 3ag

Received24 Jul 2015

Validated28 Jul 2015

Committee21 Sept 2015

Decided22 Sept 2015

2 months

Received24 Jul 2015

Validated28 Jul 2015

Committee21 Sept 2015

Decided22 Sept 2015

2 months

Why Was This Refused?

✓Site is outside any development zone under the Isle of Man Strategic Plan and Area Plan for the South
✓No recognised exception applied to justify countryside development
✓Remote location likely to increase reliance on private motor vehicles
✓New access would create a visible, domesticated break in the existing hedgerow
✓Site is a small agricultural field used for sheep grazing
✓access
✓heritage
✓design
✓scale

This revised application sought permission to erect a dwelling with a driveway and parking on a small field of around half a hectare on the western side of St. Mark's Road (A26), Ballasalla. Part of the site was used as paddocks for sheep. The application was a revision of an earlier refused proposal (PA 14/00761/B). The Department of Environment, Food and Agriculture refused the application on 22 September 2015. The site falls outside areas zoned for development in the Isle of Man Strategic Plan 2007 and the recently adopted Area Plan for the South, placing it in fundamental conflict with countryside protection policies.

The application was refused because the site lies outside any area zoned for development under the Isle of Man Strategic Plan and the recently adopted Area Plan for the South. The proposal did not meet any of the recognised exceptions that would allow development in the countryside. The remote location was also considered likely to increase car dependency, conflicting with policies promoting sustainable transport.

Site Observations

•small field of around half a hectare located on the western side of the St. Mark's Road (A26) along a frontage of about 190m
•part of the site used for paddocks with livestock (sheep)

Refusal Reasons

✕Whilst the Department has considerable sympathy with the applicant's circumstances, the proposal is contrary to the provisions of Strategic Policy 2, Spatial Policy 5, Environment Policy 1 and General Policy 3 of the Isle of Man Strategic Plan 2007 in that the proposed development lies outside of areas that are zoned for development in the recently adopted Area Plan for the South and as such is in fundamental conflict with the policies of the Strategic Plan which seeks to protect the countryside for its own sake and to direct development to sustainable locations.
✕The proposal is contrary to the provisions of General Policy 3 of the Isle of Man Strategic Plan 2007 in that the proposed development does not fall within any of the listed exceptions to the restrictions on development outside areas zoned for development.
✕The proposal is contrary to Strategic Policy 10 as defined by the Isle of Man Strategic Plan 2007, in that the proposal by reason of its relatively remote location for access to services and facilities in settlements would be likely to result in reliance on private motor vehicles and as such would not promote a more integrated transport network.
✕Whilst the dwelling has been designed to be low level and as unobtrusive as possible, the creation of the access would result in a visual impact in itself, which would be managed and domestic in appearance due to the need to maintain the height of the hedge lower than it is presently.

Policies Assessed (1)

SP1

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

Planning History (6)

14/00761/BRefused2014

erection of a dwelling with driveway and parking

07/00375/AApproved2007

10/01510/BApproved

14/00291/AApproved2014

15/00118/BApproved2015

12/00643/AApproved

Documents (90)

Officer Report Decision Notice Planning Statement Application Form

Source & Provenance

Official reference: 15/00841/B
Source authority: Isle of Man Government Planning & Building Control
Official record URL: No stable public per-application URL provided