18 June 2007 · Committee
Land Adjacent To Number 72 Slieau Curn Park Kirk Michael Isle Of Man
This application sought permission for a residential estate of ten dwellings on land adjacent to 72 Slieau Curn Park, Kirk Michael. The site is unused land at the end of Slieau Curn Park, extending to the rear of existing dwellings and partly enclosed by a wooden fence. The Planning Committee refused the application in June 2007. The primary concern was that the majority of the site falls within an area designated as Open Space (agricultural) in the Kirk Michael Local Plan 1994, which explicitly states that no further areas should be allocated for residential development and that open space should not be released for development. No case was made to justify departing from these policies. Beyond the land use issue, the proposed layout was found to be deficient in three further respects: it did not provide adequate open space within the development itself; it placed a two-and-a-half storey house too close to a two-storey house, creating overlooking, loss of privacy, and overshadowing for future occupiers; and it failed to supply sufficient detail about how vehicles would access each plot or where parking would be provided.
The Planning Committee refused this application. The main reason was that most of the site sits within land designated as Open Space (agricultural) in the Kirk Michael Local Plan 1994, which does not permit residential development, and no justification was provided to set aside those policies. The layout also failed to include adequate open space within the development, and the positioning of two of the proposed houses would cause overlooking, loss of privacy, and overshadowing. Additionally, insufficient detail was provided about vehicle access and parking arrangements for each plot.
Refusal Reasons
no further areas should be allocated for residential development
Kirk Michael Local Plan 1994
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
no areas of open space should be released for development
Kirk Michael Local Plan 1994
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.
future residential proposals should incorporate appropriate areas of open space
Kirk Michael Local Plan 1994
agriculture plays an important role in shaping and maintaining the landscape within the South and as such serious consideration needs to be given before losing agricultural land to development. 5.10.3 The farm buildings in the South include several good examples of attractive stone barns and cow-houses arranged in a quadrangle design around a farmyard layout. There are many other fine, free-standing stone farm buildings in the South. These are often found to be unsuitable or of only limited use for modern farming, but represent not only a valuable part of Island heritage, but also an opportunity for diversification and re -use. The Department will continue to treat proposals for re-use positively, where they comply with current policy guidance namely Environment Policy 16 and Environment Policy 17, set out in the Isle of Man Strategic Plan, 2007. Manx National Heritage is likely to seek recording of such buildings and farmsteads prior to redevelopment and particular regard should be had to the Isle of Man Strategic Plan - Environment Policy 41 - in this respect.
future residential development will be required to be designed in such a manner as to incorporate open space and landscaping requirements
Kirk Michael Local Plan 1994
conversion | 3.4, 3.5, 3.6 | | 3. Offices, new development | 3.7 | | **TOURISM AND TRANSPORT** | | | 4. Tourism General | 4.5 | | **RESIDENTIAL** | | | 5. Residential General | 5.9-5.14, 12.5 | | **INDUSTRY** | | | 6. Trout Farm | 6.3, | | 7. Michael Car Centre | 6.4 | | 8. Kelly Bros. | 6.5 | | 9. Small scale industry | 6.6 | | 10. Industry General | 6.7 | | **CAR PARKING** | | | 11. Parking General | 7.3-7.13 | | **TRAFFIC AND PEDESTRIANS** | | | 12. Traffic and Pedestrians General | 8.7, 8.8 | | **REGISTERED BUILDINGS** | | | 13. Registered Buildings General | 9.3 | | 14. Zones of Interest | 9.4 | | **HEALTH SERVICES** | | | 15. Health Services General | 10.3 | OPEN SPACE 16. Open Space General 12.4, 12.5 17. Manx Museum and National Trust 12.6 Recommendations TOURISM 1. Tourism, Glen Wyllin 4.6 RESIDENTIAL 2. By-Pass Road 5.14, 8.9 INDUSTRY 3. Industry, Beachfield Farm 6.8 TRAFFIC 4. Parking and Traffic 7.14 5. T.T. access road 8.9 EDUCATION 6. Education General 11.3, 11.4, 11.5 ^{}[]
