24 November 2005 · Committee
Greensleeves, Douglas Road, Kirk Michael, Isle Of Man, IM6 1at
The application sought approval in principle to build a new detached dwelling on land off the A3 Douglas Road on the southern edge of Kirk Michael, in open countryside designated as an area of High Landscape or Coastal Value and Scenic Significance. The land falls outside the development boundary set by the 1994 Kirk Michael Local Plan and is not zoned for housing under Policies 5.9 and 12.4 of that plan. Michael Parish Commissioners objected, warning that approval would set a precedent encouraging further infill development across adjacent fields into the village. The Planning Committee refused the application, finding it contrary to the adopted land use designation and to the general presumption against countryside development set out in Planning Circular 1/88. The committee also concluded that granting permission would establish an unfortunate precedent for further unwarranted and uncontrolled development in the countryside.
The site is in open countryside not zoned for development, in breach of the Kirk Michael Local Plan (Policies 5.9 and 12.4) and Planning Circular 1/88's general presumption against countryside development. Approving the application would also set a precedent for further uncontrolled residential development in the surrounding countryside. The Planning Committee refused the application on these grounds, in line with the officer's recommendation.
Refusal Reasons
Kirk Michael Local Plan Policy 5.9
The land is not zoned for development as shown on the 1994 Kirk Michael Local Plan and therefore to develop this land would be contrary to Policy 5.9 and 12.4 of the Local Plan.
licy 6). Douglas will remain the main employment and services centre for the Island (Spatial Policy 1) and th at its continued r egeneration will create further employment opportunities (Paragraph 5.9). There should be continued concentration of industrial development in existing industrial areas, which are close to major transport ation links such as in Douglas and Braddan (paragraph 9.2.2). The Strategic Plan s tates, as for housing, that outside Douglas, that choice of location for employment will be concentrated in Service Centres (Onchan - Spatial Policy 2), the Service Villages of Union Mills and Laxey where appropriate (Spatial Policy 3) and there should be limited employment opportunities in Villages of Baldrine, Crosby, Glen Vine , Newtown and Strang (Spatial Policy 4). Area Plan objectives for the provision of Employment Land i. To maintain and improve the viability, vitality and dive rsity of the economy by providing sufficient opportunities for investment in the manufacturing, research and development, storage and distribution and office sectors. ii. To direct development towards existing settlements in order to make best use of infrastructure, maximise opportunities for public transport, promote the reuse of brownfield land and to reduce the impact on the countryside. iii. To ensure that development is well designed and avoids any unacceptable environmental impacts. iv. To safeguard and provide for the needs of existing and new location -dependent businesses, including resisting non -industrial land uses - which will prejudice the availability of land for future industrial requirements - in identified industrial areas. v. To maintain and enhance the viability and vitality of town centres by restricting retail development in out-of-town locations. Area Plan desired outcomes i. To allocate sufficient land to ensure a continuous supply of sites for employment development up to and beyond 2026 allowing for a phased release of sites. ii. To make provision for additional investment opportunities by identifying land for a Technology Park. iii. To make provision for general industrial land in the East. iv. To identify areas for further work - where wider issues which cannot be addressed by planning alone should be addressed - to help facilitate sit es being brought forward/occupied. Site availability in established industrial areas in the East (prior to additional sites being identified in the Area Plan) There are a number of existing (established) industrial estates and business parks which include smaller vacant plots and areas. These were originally identified and recorded in the Site Identification Report (during the Preliminary Publicity Stage) as 'Site Assessment Framework (SAF) Category 1 Sites'. This label meant that given their size, nature and surrounding land use there was no real policy decision that needed to be made as part of the plan process and it was appropriate simply to colour wash these areas on the maps to reflect the wider land use. A purple 'hatch' or colour wash represents industrial land. Sites identified as SAF Category 1 and under 0.35 hectares are not specifically shown on the Proposals Map and Inset Maps. The ELR suggested that the demand appear ed to be for smaller employment sites (under 0.25 ha) with some limited demand for larger sites (up to 0.75 ha ). It was noted that the development of smaller sites can prove difficult as the shape and size of such sites can reduce flexibility for users. Furthermore, although there was recognised demand for smaller units, development often t ook the form of a single larger unit which incorporated a number of smaller units. In terms of the early assumptions when it came to identifying land employment land needs, where there were sites under 0.35 hectares that could be developed, it was assumed that 100% of the site area would be used . However, as challenges were recognised in finding suitable users, 100% of the available capacity was discounted in meeting the demand. Some employment sites that were identified as 'SAF Category 2 Sites', which needed to be assessed in more detail, were also colour-washed as industrial. Nevertheless, the discounted capacity of these sites did count towards meeting the demand identified in the ELR in the original Draft Plan. Sites with potential capacity (colour-washed to reflect the background industrial land zoning) Area Site No.22 used in Draft Plan Size (ha) Contribution to land supply (ha) identified in Draft Plan Middle River & White Hoe DE006 0.29 0 DE008 0.16 0 Kirby Farm BE018 1 0.8 Isle of Man Business Park BE014 0.34 0 Union Mills Industrial Estate (Derelict Building) BE023 0.38 0.3 22 Site Numbers not shown on Maps Hills Meadow DE011 0.04 0 TOTAL 2.21 1.1 Two sites were identified as having potential for redevelopment in the longer term - Ellerslie Depot at Crosby (ME002g) and the Vehicle Test Centre at Ballafletcher (BE020g). As these si
Kirk Michael Local Plan Policy 12.4
The land is not zoned for development as shown on the 1994 Kirk Michael Local Plan and therefore to develop this land would be contrary to Policy 5.9 and 12.4 of the Local Plan.
partment of Transport Harbours Division holds recorded incidences of flooding in all Island harbours, and the Department of Transport Drainage Division can be contacted for advice on flooding. 7.12.4 In the case of the coastline close to Kirk Michael, a study was commissioned in 1999 to identify how the coastline between the Glen Wyllin access and the Balleira Road access could be protected. The interim report produced entitled "Coastal Erosion Study at Kirk Michael" (January 2000) has already been completed, and there is a proposed Coastline Management Zone for Kirk Michael. Research into the implications of continued coastal erosion in this area and the potential for coastal protection works is continuing, and the final management plans adopted as a result of this will be important and should seek to develop , wherever possible, environmentally acceptable soft engineering solutions and long term strategic solutions whilst taking account of the possible impacts of sea level changes.
Planning Circular 1/88
This proposal would contrary to the general presumption against development within the countryside and therefore would be contrary to Planning Circular 1/88.
O THE VILLAGE SHALL CONTINUE TO BE PROTECTED FROM UNSYMPATHETIC DEVELOPMENT BY THE DESIGNATION OF THE AREA AS HIGH LANDSCAPE VALUE AND SCENIC SIGNIFICANCE AND BY THE APPLICATION OF PLANNING CIRCULARS 1/88, 3/88 AND 3/89 AND BY THE CONSIDERATION OF THE RELEVANT SECTOR PLANS B & E (PLANNING CIRCULARS 10/91 AND 11/91 RESPECTIVELY).
