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The application site comprises of land to the rear of a pair of semi-detached dwelling that are located on the western side of Little Mill Road in Onchan.
The planning application seeks approval in principle for the erection of a dwelling on the application site.
Whilst the application site has been the subject of a number of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application. However, it can be seen that the area surrounding the application site has been the subject of a numerous previous planning applications. Three of these previous planning applications are considered specifically material to the assessment of this current planning application:
Planning application 03/00658/A sought approval in principle for the erection of holiday cottages on field 1150, land adjacent to Hillberry Manor, Little Mill Road, Onchan. This previous planning application was initially considered and refused on the 29th August 2003, with the initial refusal decision notice issued on the 5th September 2003. The initial refusal was confirmed by the Planning Committee at review on the 24th October 2003, with the review refusal decision notice issued on the 4th November 2003. A subsequent appeal against the refusal was dismissed by the Minister, in accordance with the recommendation of the appointed Planning Inspector, with the appeal refusal decision issued on the 10th March 2004. Copies of the three decisions and a map showing the location of the application site for this previous planning application relative to that of the current planning application have been placed on the file for the current planning application.
Planning application 03/00658/A sought approval in principle for a development of first time buyers homes on field 1150, land adjacent to Hillberry Manor, Little Mill Road, Onchan. This previous planning application was
initially considered and refused on the 29th August 2003, with the initial refusal decision notice issued on the 3rd September 2003. The initial refusal was confirmed by the Planning Committee at review on the 24th October 2003, with the review refusal decision notice issued on the 6th November 2003. A subsequent appeal against the refusal was dismissed by the Minister, in accordance with the recommendation of the appointed Planning Inspector, with the appeal refusal decision issued on the 10th March 2004. Copies of the three decisions and a map showing the location of the application site for this previous planning application relative to that of the current planning application have been placed on the file for the current planning application.
Planning application 06/01824/A sought approval in principle for the erection of a dwelling and two garages on field 534135, Little Mill Road, Onchan. This previous planning application was considered and refused on the 14th December 2006, with the refusal decision notice issued on the 15th December 2006. A subsequent appeal against the refusal was dismissed by the Minister, in accordance with the recommendation of the appointed Planning Inspector, with the appeal refusal decision issued on the 21st March 2007. Copies of the two decisions and a map showing the location of the application site for this previous planning application relative to that of the current planning application have been placed on the file for the current planning application.
Onchan District Commissioners recommend that the planning application be refused on the grounds that the proposal is contrary to the provisions of O/RES/P/22 of the Onchan Local Plan 2000 and General Policy 3 of the Isle of Man Strategic Plan 2007.
The Department of Transport Highways Division do not oppose the planning application subject to a condition requiring the provision of on-site car parking provision in accordance with the standards contained within the Isle of Man Strategic Plan 2007.
The owner and/or occupant of Glen Rosa, which is located approximately 75 metres south of the application site, object to the planning application. The grounds for their objection can be summarised as concern that the proposal is located on land designated as possible future public water supply and that no building should take place on the area.
The owner and/or occupant of Seacliffe, which is located in Braddan, express an interest in the planning application. They suggest that the planning application fails to meet the requirements of General Policy 3 of the Isle of Man Strategic Plan 2007 and that on the basis of previous planning appeal decisions fails to overcome the reasons for refusal.
In terms of land use, the application site is located within a wider area of land that is designated as a) open space; and b) land unsuitable for development owing to a danger of pollution of an existing or future public water supply under the Isle of Man Planning Scheme (Onchan Local Plan) Order 2000 Map No. 2.
Planning Circular 1/2000, which constitutes the written statement to be read in association with the Isle of Man Planning Scheme (Onchan Local Plan) Order, contains two policies that are considered specifically material to the assessment of the planning application:
"Outside those areas designated for residential development new dwellings will generally not be permitted within the Local Plan area. This applies particularly to the rural part of the district where the countryside is already protected by Planning Circular 1/88 the provisions of which will continue to be applied. In addition it should be noted that the countryside in its entirety within the district is designated by the Local Plan as of high landscape value and scenic significance in accordance with the provisions of the Island Strategic Plan Easter Sector (Planning Circular 9/91)."
"In order to preserve the areas of interest for nature conservation within the study area, there will be a general presumption against any development which would have an adverse impact or effect on any area of ecological interest including both those identified in this document and others which may subsequently be identified as of interest or value to nature conservation."
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains five of policies that are considered specifically material to the assessment of this current planning application:
Strategic Policy 2 states: "New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3."
Spatial Policy 5 states: "New development will be located within the defined settlements. Development will only be permitted in the countryside in accordance with General Policy 3."
General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over-riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
Housing Policy 4 states: "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:
The planning application seeks approval in principle for the erection a dwelling on the application site. The submitted planning application submission consists of a completed planning application form and one drawing (0720/PL001) that identifies the location of the application site and shows an illustrative footprint of a dwelling on the application site.
The starting point for the assessment of the principle of development is the land use designation of the application site under the Isle of Man Planning Scheme (Onchan Local Plan) Order 2000 Map No. 2 and assessment against the relevant planning policies contained within Planning Circular 1/2000 and the Isle of Man Strategic Plan 2007. The application site is located within a wider areas of land that are designated as a) open space; and b) land unsuitable for development owing to a danger of pollution of an existing or future public water supply under the Isle of Man Planning Scheme (Onchan Local Plan) Order 2000 Map No. 2. As such it is reasonable to say that the application site is located within the countryside, or rural part of Onchan. Whilst policy O/RES/P/22 of Planning Circular 1/2000 states that the countryside in its entirety within the Onchan is of high landscape value and scenic significance it should be noted that Planning Circular 1/88 has been superseded by policy within the Isle of Man Strategic Plan 2007 and that Planning Circular 9/91 is time expired
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