Loading document...
The application site represents a field/ paddock between the Heritage Trail, Glen Darragh Road and an existing dwelling, Close Moar to the South of Glen Vine. Access to the site is taken from Glen Darragh Road through an existing field access point. No pavements exist on this section of the road.
The site is designated in the 1982 Development Plan Order as Open Space.
The following previous application is considered relevant to this application:
PA 05/00092 – Approval in principle for the erection of six detached dwellings, Field south of Close Moar, (County Series 1298) Glen Darragh Road, Glen Vine Douglas. Refused initially 7th April 2005 with the decision notice issued 21st April 2005.
The Department of Highways Transport Division object to the development on grounds of inadequate visibility. Marown Parish Commissioners object to the proposal on the grounds that the site is not zoned for development, as does the SPMCE.
Local residents have objected to the proposal on the grounds that the site is not zoned, the field floods and highway issues.
The application proposes, in principle, the construction of 4No. detached properties, with access via the existing field access.
The application follows a recent application which proposed the construction of six detached dwellings on the same site (PA 05/00092 refers). That application was refused for seven reasons, relating to the proposal being contrary to zoning, access, unsustainable development, lack of mains drainage, the proposal being prejudicial to the preparation of the development plan and set an undesirable precedent, and issues relating to the streetscape.
The applicant has reduced the number of dwellings to four and has also submitted a plan indicating recent development in the area, highlighting the fact that development has been approved within the immediate vicinity on land not currently designated for residential development. This information is useful; however on the basis that each application is considered on its individual merits, it is difficult
to allege that a precedent has been set that allows development in this area contrary to the zoning of the site. In the majority of the applications highlighted, the application was initially recommended for refusal by the Planning Officer and was indeed refused at the initial stage, subsequently being approved at Review. The exception to this is in relation to PA 04/00350 (Vacant plot adjacent to Redwood, Glen Darragh Road, Glen Vine) where the application appeared as an infill plot, given the development of Glen Darragh Gardens. This being similar to PA 03/01748, (Field 324280, adjacent to Close Veg), where it was considered that the proposal would not extend built development into the countryside and would not, it was considered, result in an adverse impact on Glen Darragh Road.
In this particular application, the application site is considered to be on the edge of built development on Glen Darragh Road and in an area directly adjacent to the former railway line. This section of the road appears as transition area, where built development becomes more sporadic and leads to open countryside. This impression being further confirmed by the configuration of the road and lack of pedestrian footway.
As such, and setting aside the zoning of the site, it is considered that the development of the land, even with a lower density development as proposed would extend a ribbon of development into open countryside, which would impact adversely on the open character of this section of Glen Darragh Road when viewed from both the road and the adjacent former railway line. In addition, it is considered that the development the application site is premature and would prejudice the preparation of a development plan for this area.
With regard to the previous reasons for refusal, the Department of Drainage now advise of no objection in principle to the development subject to a condition that encouraged the applicant to discuss the possible mains drainage layout with the Drainage Division prior to the submission of a further detailed application being submitted. The Department of Transport maintains an objection to the development of visibility grounds.
It is considered that the following who made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
It is considered that the Mrs Gulliver of Glion Arragh, Main Road, Glen Vine; PL & Mrs MC Duncan of Gatesgarth, Glen Vine, and Mr A Jessop, Seacliffe, Old Castletown Road, Braddan, due to their distance from the application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status.
In addition, the SPMCE are not considered to have sufficient interest in the application site meet the criteria of Government Circular 1/06 and should not be afforded interested party status.
Recommended Decision: Refused
Date of Recommendation: 21.06.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1. The application site, located on the edge of built development, and in an area classed as open countryside in the 1982 Development Plan Order, is visible from the adjacent former railway line and Glen Darragh Road. The development of this area would be contrary to the zoning of the site and introduce development in an open and attractive area, contrary to the aims of the Order and Planning Circular 1/88 which states such areas are intended to remain substantially free from development.
R 2. The development of this site would prejudice the preparation of a development plan for this area and establish a precedent for further development on undesignated land, both within the immediate vicinity and elsewhere on the Island.
R 3. From the information submitted, it would appear that the development offers inadequate visibility sprays to serve the needs of the development onto Glen Darragh Road.
Decision Made : ... Committee Meeting Date : ...
Copyright in submitted documents remains with their authors. Request removal
