26 July 2018 · Head of Development Management (Stephen Butler)
Ashbourne House, Ballacraine, St. Johns, Isle Of Man, IM4 3nf
The proposal seeks to vary condition 1 of the 2014 approval (PA 13/90931/B, confirmed on appeal) for a large split-level detached dwelling in the rear garden of Ashbourne House, a large detached property on the A3 in St Johns, to extend the commencement period by four years.
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The officer assessed that there have been no changes in policy or circumstance since the 2014 appeal approval of the scheme, making it unreasonable to refuse the time extension.
Strategic Policy 1
Requires optimising previously developed land, efficient site use with access/landscaping/amenity, and utilising infrastructure. Officer notes proposal consistent with Residential zoning in St John's Local Plan.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development in towns/villages or sustainable extensions; countryside only exceptionally. St Johns is a Service Village under hierarchy, supporting housing to meet local needs.
Strategic Policy 4
Area Plans define village boundaries to maintain/increase employment; housing for local needs and choice. Site within defined Residential area.
General Policy 2
Permits development in zoning if respecting site/surroundings in siting/layout/scale/design/landscaping, not adversely affecting amenity/highways/landscape/habitats, with safe access/parking. Officer confirms compliance as per prior approval.
Environment Policy 42
New development to reflect local character; no inappropriate backland development or loss of green spaces. Appeal inspector found no public visibility issue or character harm; prior concerns overruled.
Housing Policy 4
New housing primarily in towns/villages. Proposal in Residential area of Service Village St Johns.
Residential Policy RES/P/5 (St John's Local Plan)
New residential outside specific areas only per circulars; infill in developed areas on merit, avoid backland. Site in Residential designation; appeal confirmed acceptability.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Removal of parking area and locked gate/driveway
Prior to the commencement of any works, a detailed, scaled plan is required to be submitted to and approved in writing by the Department which includes the removal of the parking area (small provision for a turning head in front of Ashbourne House (annotated 1 on plan C020B) and the removal of the internal locked gate (annotated 10 on plan C020B) and the driveway served by this gate. This development is required to be implemented in accordance with this approved plan and retained as such thereafter. Reason: To ensure that the appearance of Ashbourne House is not compromised and in the interests of highway safety in respect of minimising the use of the access onto the A1 which is considered substandard.
Access and visibility splays prior to works
Prior to the commencement of any other excavation or buildings works on the new dwelling, the proposed access, complete with visibility splays as shown in drawing 053 Option B must be in place and available for use. Reason: In the interests of highway safety.
Landscaping implementation and maintenance
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: The landscaping of the site is an integral part of the scheme and must be implemented as approved.
No objection; no new highway issues if extended by 4 years; revised site plan with additional landscaping acceptable and does not adversely affect access/parking
German Parish Commissioners object to the extension of time citing speculative development, access safety issues, and ribbon development concerns, while Highways Division does not oppose the application.
Key concern: narrow and dangerous access onto A1 with obscured visibility and proximity to traffic lights
German Parish Commissioners
ObjectionMy Commissioners maintain their objection from four years ago in respect of this site.; This entrance is narrow and unsuitable for an access to a property and can only be considered to be dangerous; Although the Commissioners will seriously oppose this application they feel that if should be approved at appeal, then there should be some time constraints on the commencement and completion of the works.
Conditions requested: if approved at appeal, then there should be some time constraints on the commencement and completion of the works
Department of Infrastructure (DOI) Highways Division
No ObjectionHighway Services does not oppose the application.; There should be no new highway issues created if this was to be extended by another 4 years as proposed.; The revision to the formerly approved proposed site plan (drawing no. C/020 revision A) by the current proposed site plan (drawing no. C/020 revision B) would provide additional landscaping. This should not adversely affect the proposed site access and parking arrangements previously agreed and is therefore acceptable.
Department of Infrastructure (DOI) Highways Division
No ObjectionHighway Services does not oppose the application.; There should be no new highway issues created if this was to be extended by another 4 years as proposed.; The revision to the formerly approved proposed site plan (drawing no. C/020 revision A) by the current proposed site plan (drawing no. C/020 revision B) would provide additional landscaping. This should not adversely affect the proposed site access and parking arrangements previously agreed and is therefore acceptable.
German Parish Commissioners
No CommentI note you require comments on the above property before my Commissioners next meeting therefore I would be grateful if you would defer this application in order that the Board have an opportunity to comment.
