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The site represents part of a cleared site located opposite Port St. Mary town hall on the north western side of the Promenade. The site is designated as Mixed Use on the emerging Port St. Mary local plan and Predominantly Tourist Accommodation on the 1982 Plan.
Previously, under PA 004/0389 was for the principle of the redevelopment of the site with four replacement dwellings. This refusal, confirmed on appeal related to over-development of the site. Whilst the Inspector accepted that only limited amenity and car parking space was to be provided and included these as reasons for refusal, the Minister disagreed and reduced the reasons for refusal to be concerned only with over-development. The indicative plan at that time showed a four storey building occupying all of the site except for small yards at the rear.
Permission was subsequently given to a dwelling on half of the site (PA 05/0488). Now proposed are two flats in the form of a mirror-image of PA 05/0588 on the other half of the site, but with no garaging. One flat would be on the ground and first floors, the second on the first and second floors. A total of four bedrooms were approved previously - four are now proposed in the two flats (two bedrooms in each).
The density of development is increased from the approved scheme, to effectively that of the refused scheme (2 dwellings over half of the site). The site plan is also inaccurate in that there are not four dwellings as shown and the elevations include a building which is not there alongside number 1. This is something which was approved in principle under PA 03/0772 although the permission granted stated that no approval was granted to the plans submitted. This had integral garaging and was to be occupied in association with the adjoining property, "Cornaa".
Bearing in mind that the Minister did not accept the objections to the lack of parking or absence of amenity space, the reasons for refusing this are also limited to only be overintensive because of the number of bedrooms which are the same as those in the approved house next door and being close to being the same intensity of development as that previously refused albeit in a building three metres lower. Flats are less likely to accommodate children and as such would be less likely to require the amenity space which was previously a concern and which cannot be accommodated on the site.
Accurate plans without the flat and with a correctly defined site should be obtained.
This has now been received. The difference between the application for number 1 is that that plot is owned by one person, this is owned by two, hence two apartments not one house.
Recommended Decision: Permitted
Date of Recommendation: 06.09.2005
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1.
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the erection of two apartments as shown in drawings JT/28/04/05/2 received on 17th August, 2005 and T/28/04/15/01 received on 6th July, 2005 and JT28/04/05/3 received on 6th September, 2005.
N 1. For connections to Flats and Apartments the following apply - "Water Supply to Flats and Apartments - Regulations", and if applicable a "Form Of Undertaking In Respect Of Supply Pipes" will be required. Copies of these documents can be obtained from the IoMWA or alternatively by contacting the IoMWA Byelaws Inspector (Les Quayle on telephone 695957).
N 2. PRIOR to the commencement of any works the applicant is advised to consult the Chief Fire Officer to ensure that adequate fire precautions are taken.
Decision Made : ... Committee Meeting Date : ...
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