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The site represents a parcel of aldn to the rear (north west) of the houses on the north western side of Cooil Avenue and to the north east of the road between Station Road and Beachfield Farm. The site is designated as Predominantly Residential on the Kirk Michael Plan of 1994.
Previously an application for the principle of the development of this land, PA 05/0438, was refused on the basis of inaccurate plans and prematurity on the grounds of inadequate access and drainage which were not directly available at that time.
The applicant has discussed this proposal with Di who is not available presently to prepare this report.
The application differs from the last one in that it is accurate, omitting the land on which there was a dwelling and over which access was proposed in the previous application.
Access is now shown from Cooil Avenue between two existing dwellings which would be 4.5m and 2.25m from the access road which itself would be within a space of up to 7m although some boundary treatment and footway would be provided, narrowing the available space for the road. A very small area for recreation is shown within the development. This is approximately 15m by 15m (around half a plot). The emerging Strategic Plan (amended after comments made during the inquiry) would suggest that 16 plots accommodating between 2 and 3 bedroomed properties should provide for occupancy levels of between 2 and 3 persons per dwelling at a ratio of 32 sq.m per person equalling between 1024 and 1536 square metres. Their provision of 225 sq.m therefore is inadequate.
Drainage is to be provided through a gravity system fed to a holding and pumping facility on site then issued to the existing foul sewer. Surface water will be channelled to soakaways and provision will be made for re-cycling of water.
The buildings are to be single storey.
The views which have been submitted include an objection from the Commissioners who are concerned about the network of sub standard roads and footpaths, the poor visibility at the junction of Cooil Avenue and the private roads leading from it, the suitability of soakaways, coastal erosion and previous decisions on this site.
Local residents are also concerned about the above and in addition point out that the area is subject to power cuts which will affect the sewerage system, traffic.
DoT have no objection to the application, subject to conditions including reference to the need to obtain the approval of third parties to kay the sewers in Cooil Avenue.
DoT have no objection to the application, subject to conditions including reference to the need to obtain the approval of third parties to kay the sewers in Cooil Avenue.
DoT have objected as the accessuses a sub-standard unadopted street and state that the roads within the development would not be able to be adopted due to the status of Cooil Avenue.
Defer for consultation with DoT regarding erosion.
I have received confirmation from Peter Winstanley that they are "proposing (but subject to Department approval) that all land between Glen Wyllin and Glen Balleira that falls within the predicted 200-year erosion line, detailed in the Posford Duvivier report, will be included in the
Coastline Management Zone." This takes in a small portion of the site (see attached diagram) but this could be dealt with by way of condition and does not prejudice the majority of the site.
On the basis that the site cannot be accessed, I would recommend that the application be refused for this reason alone.
Recommended Decision : Refused
Date of Recommendation : 24.03.2005
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1.
The proposed estate would take its access off a sub-standard unadopted street. Cool Avenue is insufficiently wide in terms of both carriageway and footways and is deteriorating due to lack of maintenance. Also its junction with Shore Road/Station Toad offers inadequate visibility for drivers of emerging vehicles. As such the estate road would not be able to be adopted due to the status of Cool Avenue and the estate could not be satisfactorily serviced in terms of the road network.
Decision Made : ... Committee Meeting Date : ...
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