Review Refusal Notice 03/00658/A

Town and Country Planning Acts, 1934 - 1991

Isle of Man Planning Scheme (Development Plan) Order 1982

Mr R C Leventhorpe Banks Howe 23 The Fairway Onchan IM3 2E6

In pursuance of powers granted under the above Acts and Order the Department of Local Government and the Environment does hereby REFUSE the application made by you

Proposal: at: Approval in principle for the erection of holiday cottages Field 1150, Land Adjacent To Hillberry Manor 2120 Little Mill Road Onchan

which was considered on 24 October 2003, for the reasons set out in the attached schedule.

Date of Issue: 4th November, 2003

Murray House Mount Havelock Douglas Isle of Man

Secretary Planning Committee

Note 1: The decision contained in this notice does not become final until:-

• the time for requesting an appeal in relation to any decision at review has expired; or
• any appeal has been completed.

Note 2: Rights of appeal against the decision of the planning committee are attached.

Note 3: An appeal may be requested within a period of 21 days.

REASONS FOR REFUSAL

Application Ref No: 03/00658/A On Review

1. The site is designated as Open Space on the Onchan Local Plan. As such the development of this site would be contrary to the prevailing land use policies of both Tynwald and the Department.

1. Whilst the Onchan Local Plan makes some provision for the development of tourist accommodation in rural areas (policy 0/TRT/P/3) this is on the basis that the development of the tourist accommodation can be provided without adverse visual impact or adverse traffic noise or other infrastructural implications. In this case, Little Mill is characterised by scattered buildings either individually sited or in small groups. Whilst no numbers have been indicated in the application, the site is substantial in size and could accommodate a large number of tourist units with no significant landscape features within the site to help mitigate the impact of the development. The development would as such, have an adverse visual impact.

1. Little Mill and Ballacottier Roads are rural roads with limited forward visibility in places and limited width in others. This road is not suited for further development, particularly for those who are not familiar to the area and the limitations of the roadways. Whilst other developments have been permitted for tourist units in this area, they have been on the basis of one or two at a time and supplementing existing operations or situated amongst other existing buildings.

1. The site has a frontage which is of insufficient length to accommodate a new access which provides visibility splays which are to the satisfaction of the Department of Transport. In addition, there is a small line of trees growing in the southern part of the roadside frontage which would probably need to be removed in order to try to provide the visibility required for the new access. The loss of these trees would be unfortunate and would exacerbate the urbanising effect which the development would otherwise create in this rural area.

1. The site falls within an area designated as unsuitable for development due to pollution of an existing or future water supply.

1. The current capacity of the Glencrutchery Water treatment works is such that a portable supply of water could not be guaranteed: any capacity available should be made available first and foremost to developments on land which is designated for development or which otherwise comply with the Department's policies.

1. This review has been considered by the Planning Committee on written evidence. Any additional submissions not previously circulated to interested parties are enclosed herewith.