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{{table:164848}} ### Considerations {{table:164849}} ### Written Representations ### Consultations {{table:164850}} {{table:164851}}
The application site lies to the north of the A25, Old castletwon Road, Port Soderick. The site is currently open pasture with a dwelling having recently been constructed to the east of the application site.
The site is located within an area zoned as Open Space in the adopted plan for the area, this being the Braddan Parish District Plan, Planning Circular 6/91. Within the now abandoned Braddan Parish
| Application No.: | 07/00756/B |
| Applicant: | Mr D & Mrs L Harris |
| Proposal: | Erection of a dwelling |
| Site Address: | Field 524037 Old Castletown Road Port Soderick Isle Of Man |
| Case Officer: | Mrs F Mullen |
| Photo Taken: | |
| Site Visit: | |
| Expected Decision Level: | Planning Committee |
| Consulttee: | Highways Division |
| Notes: | Do not oppose |
Plan (April 2001), the site was identified as Proposed Residential with the draft plan indicating in paragraph 4.80 “...development here would consolidate the settlement without expanding it beyond its existing boundaries with the countryside”. No mention was made of the site in the Modifications document published in February 2003.
The Department has subsequently decided not to proceed with the revised Braddan Plan.
With the adopted Isle of Man Strategic Plan, policies General Policy 3 and Housing Policy 4 are considered to be most relevant.
General Policy 3 states:
Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
With Housing Policy 4 stating:
Policy 4: New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:
There have been no previous applications relating to the site which are considered relevant to this application; however, it is considered that the following application which relates to an adjacent site is relevant:
PA 05/00244/A - Approval in principle to erect 4/5 bedroom dwelling and garage, part field 524037, Adjacent to Fushia Cottage, Old Castletown Road, Port Soderick. Approved 22nd February 2005.
PA 05/01897/REM - Reserved matters application for the erection of a detached 5 bedroom dwelling and detached double garage, Part Field 524037, Adjacent to Fushia Cottage, Old Castletown Road, Port Soderick. Approved 9th December 2005.
The application seeks approval to construct detached dwelling on field 524037, Old Castletown Road. The dwelling would be two storey, with accommodation within the roof space and benefit from an attached garage. To the front elevation, the property would be stone faced at the ground floor bay window, extending to a balcony serving the master bedroom. The garage would also be stone faced to the front and side elevation adjacent to the entrance. Access to the site would be via a new splayed entrance with stone wall and piers which would in turn lead to sod banks. The dwelling would be set back toward the rear boundary of the site with a Klargester Biodisc waste water treatment plant installed within the front garden area.
Braddan Parish Commissioners approve the application and the Department of Transport Highways Division advise that they do not oppose. The Isle of Man Water Authority request a standard note be attached to any subsequent approval.
The Society for the Preservation of the Manx Countryside and Environment object to the development on the grounds that the Braddan Local Plan has been withdrawn, however within this area they considered the policies have been taken as adopted. They therefore consider the application should be considered as a new dwelling in the countryside and therefore refused. The Society refers to a previous application in the site which was withdrawn. This application (PA 07/00398 refers) was withdrawn on the request of the applicants who had not given their consent for the application to be submitted on their behalf.
There have, in recent years been a number of properties constructed within the immediate area, and these decisions have been based primarily on what was, at the time and emerging policy document. The dwelling constructed immediately adjoining the site was approved based on the provisions of Planning Circular 2/92 - Revision of the Development Plan, which stated that development may take place in areas identified as being suitable for further study pending completion of those studies, where it was self evident that the proposed development would not prejudice the outcome of any study or Local Plan process. At the time of that decision, the draft Braddan Plan was taken to be such a study which identified the site as being suitable for residential development.
The current application must therefore be considered against the provisions of the now adopted Isle of Man Strategic Plan. The proposal is contrary to General Policy 3, however, Housing Policy 4 states that "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans". The site is not located within an area identified in an adopted Area Plan, however, the site lies immediately adjacent to a recently development site and within an existing settlement which could not, it is considered, be classified as open countryside. Given the development to the east, south and north of the site, it is further considered that the site would not represent the consolidation of a ribbon of development in the countryside, but rather an infill plot with one further plot to the south west of the site remaining,
The site is not zoned within the adopted Local Plan for the area, however, taking into account the location of the site, and recent development that has taken place within the immediate locale, on balance the principle of development in the site is considered to be acceptable.
With regard to the detailed design and siting, the dwelling would be in keeping with recent development that has taken place, both in terms of siting and materials and is considered to be acceptable.
It is recommended that the application be approved.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
Braddan Parish Commissioners Department of Transport Highways Division
Accordingly the following parties are not granted Interested Party Status:
Chief Fire Officer Society for the Preservation of the Manx Countryside and Environment Isle of Man Water Authority
Recommended Decision: Permitted
Date of Recommendation: 05.08.2007
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 approval relates to Drawing Numbers 541/007; 008 and 009 submitted as part of this application and date stamped 18th April 2007.
C 3. The building may only be used as a private residence.
C 4. The exterior stonework must be of a traditional nature.
NOTE: Split stone on a backing render is not acceptable as an external finish.
N 1. For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949.
N 2. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
5 August 2007 07/00756/B Page 5 of 5
5 August 2007 07/00756/B Page 5 of 5
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