19 January 2009 · Delegated
Thalema, Church Road, Port Lewaigue, Ramsey, Isle Of Man, IM7 1ag
The application sought permission to build a new dwelling on a roughly 2-acre parcel of scrub, hedging, and trees adjacent to the existing property Traieheen, close to the Manx Electric Railway crossing on the A15 in the Port Lewaigue area of Maughold. The site slopes downward toward the sea and had no previous planning history. Maughold Parish Commissioners asked that visual impact be carefully assessed. The officer considered the principle of residential development acceptable under the land-use zoning and General Policy 2 of the Isle of Man Strategic Plan 2007. The generous plot size of almost 2 acres was found to accord with Planning Circular 8/89 on low-density housing in parkland settings. Amended drawings were submitted during the process to address issues around site levels and access visibility, and approval was granted subject to four conditions, including a requirement to agree a slate sample before work begins.
The site is zoned for residential use and the proposal was consistent with that designation under the 1982 Development Plan Order and General Policy 2. The large plot size satisfied the low-density housing criteria in Planning Circular 8/89, and access and amenity matters were resolved through amended drawings. A condition requiring agreement of a slate sample before commencement was imposed to secure acceptable material finishes.
Isle of Man Strategic Plan 2007
principle of residential development accords with the land use designation under the 1982 Development Plan Order and General Policy 2 of the Isle of Man Strategic Plan 2007
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Isle of Man Strategic Plan 2007
Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan
Housing Policy 6: Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, in the absence of a brief, in accordance with the criteria in paragraph 6.2 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive. 8.8 Groups of Houses in the Countryside 8.8.1 There are in the countryside man y small groups of dwellings which, whilst not having the character of, or the full range of services usually provided in a village, nevertheless have a sense of place and community. These groups are found variously at crossroads, in places sheltered by trees or topography or around chapels, abandoned mills or smithys. 8.8.2 Adding further dwellings to these groups may not accord with our strategic objectives relating to settlements and sustainability but may assist in meeting the need of rural areas; may maintain social and family associations and assist in sustaining the rural economy; and may reduce the pressure for purely sporadic and isolated development which the Department would not support. Such additions would also need to be sensitively related to the existing settlement pattern and the landscape. 8.8.3 In the most recent local and Area Plans, the Department has in fact identified a number of these opportunities and in future Area Plans all groups of houses in the countryside will be assessed for d evelopment potential by identifying the village envelope or curtilage and providing the opportunity for appropriate development within this area. There may be some settlements where no additional dwellings will be permitted. In considering the definition o f this curtilage or envelope, particular regard will be had to the value of existing spaces in terms of their contribution to the general character of the settlement or to public amenity more generally. It is important, however that such development is controlled by the development plan process rather than as ad hoc decisions taken in isolation. 8.9 New Agricultural Dwellings 8.9.1 As is indicated in Chapter 7 (at Section 7.14), permission will not be granted for new agricultural dwellings in the countryside unless there is real agricultural need demonstrated sufficient to off-set the general planning objections to new dwellings in the countryside. 8.9.2 Agricultural need should be established having regard to: (a) what living accommodation has been built on, or in association with the farm holding in the past, and how it is now occupied; and (b) who will occupy the proposed dwelling, and what role they will play in the operation of the farm; in some circumstances, there will be a legitimate need for a dwelling for a retiring farmer who proposes to vacate the farmhouse but to continue to assist on the farm.
low density housing in parkland
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This approval relates to drawing no.s 01, 04 rev. 2, 05, 06 and 08 rev. 1 date stamped the 22nd August 2008 and drawing no. 07 rev. 4 date stamped the 19th November 2008.
Condition 3
The roof must be finished in natural slate or a high quality imitation slate which must be approved by the Planning Authority prior to the commencement of development.
Condition 4
Prior to the occupation of the dwelling the vehicular access arrangements from the application site onto the adjacent highway must be set out, and thereafter maintained, in accordance with drawing no. 07 rev. 4 date stamped the 19th November 2008.
