25 August 2020 · Planning Committee
Field 312711, Main Road, St Johns, Isle Of Man, IM4 3na
The proposal involves forming a 23m wide vehicular entrance off the A1 Main Road with 2.4x45m visibility splays, raising part of the NW corner by 1m, and constructing a temporary 5m wide route across Field 312711 to access approved development land in Area 1 (fields 312909 and 314758) for up to 6 dwellings.
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The officer considered the principle acceptable in land use terms as a temporary measure to provide construction access to Area 1, zoned for 6 dwellings with no current viable access, avoiding congest…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale, not adversely affect landscape character, protected wildlife/habitats, incorporate existing features like trees, provide safe access without impacting road safety or amenities. Officer assessed proposal complies as temporary access minimises visual/amenity harm, protects trees/hedges, provides safe access with splays/swept paths per DOI, serves zoned residential land without safety issues.
Environment Policy 35
Permits only development preserving/enhancing conservation area character, protecting special features. Site in proposed village conservation area; officer found temporary access acceptable as field accesses common, no major harm to streetscene/open character, with restoration condition and tree protection.
Policy OS/P/1 St John's Local Plan
Presumes against development of open space except designated/residential areas. Field is open space; temporary access accepted as serves adjacent Area 1 residential zone per local plan brief.
presumes against any development which would adversely affect the southerly open countryside views from Peel Road
Presumes against development adversely affecting southerly open countryside views from Peel Road. Access has visual impact but acceptable as temporary, vehicular gates common, restoration required, no major harm to amenities/open break.
Residential Development within Development Area 1
Development brief for Area 1 requires temporary construction route not through Balladoyne estate, to be removed post-works with permanent access via estate. Proposal provides exactly this route off Main Road (Peel Road), limited to fields 312909/314758, with timed restoration.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Construction Exclusion Zone
No development may be commenced nor any equipment, machinery or materials be brought onto the site for the purposes of the development until suitable protective fencing has been erected in the location shown on the approved drawing No. 02 to form a Construction Exclusion Zone ('CEZ'). Within the CEZ nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit. The implemented CEZ shall be maintained until the access is no longer required or the time limit specified in Condition 5 has expired.
Vehicular access details
The means of vehicular access to and from the site shall be only as shown on the approved plan Drawing nos. 01 rev A and 02.
Visibility splays
Prior to any other works commencing on site other than the tree protection measures referred to in condition 2, the access and visibility splays on drawing no 02 date stamped 07/07/2020 shall be constructed and remain free from obstruction thereafter.
Temporary use and restoration
Construction traffic must use only the temporary access indicated on drawing nos. 01 rev A and 02; this temporary access must within 3 months of residential development within Area 1 or at a time two years from the commencement of the use of the access, must be closed off and the route restored to agricultural field. The affected grass and hedges shall be restored, and any hard surfaced area introduced removed and land restored to agricultural field. The access may only be used and available for use to facilitate the development of fields 312909 and 314758.
Tree protection method statement
No development shall be commenced until a method statement and mitigation for tree protection has been submitted to and approved in writing by the Department. Such a scheme shall include details of all walls, fences, trees, hedgerows and other planting which are to be retained; details of all new walls, fences and other boundary treatment and finished ground levels; the location of grassed areas details of the hard surface treatment of the open parts of the site and a programme of implementation. All works on the site shall be carried out in accordance with the approved details. The works shall be carried out prior to the commencement of any part of the development or in accordance with the programme agreed in writing with the Department. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department.
revisions are satisfactory to raise no significant highway safety or efficiency issues... no opposition subject to conditions for access, visibility, construction route and wheel wash
no particular objection to the application
Highways initially raised concerns about insufficient details for safe access and recommended additional details; after revisions, they raised no objection subject to conditions. German Parish Commissioners had no objection.
Key concern: insufficient detail to demonstrate that the proposed development will not be detrimental to satisfactory functioning of the highway and highway safety contrary to Strategic Plan Policy T4
Department of Infrastructure Highways
Conditional No Objectioninsufficient detail to demonstrate that the proposed development will not be detrimental to satisfactory functioning of the highway and highway safety contrary to Strategic Plan Policy T4; visibility splays of 2.4 x 49m in each direction; A separate permission is necessary under s109(A) Highway Agreement; Recommendation: O Additional details
Conditions requested: Details of Vehicular Access and Construction Route - Development shall not commence until a plan showing details of the proposed vehicular access and construction route to the site has been submitted to and approved in writing by the Planning Authority. The access and construction route shall be constructed as approved and retained for the lifetime of the development.; Provision of Vehicular Visibility Splays - Prior to the commencement of the use hereby permitted, a visibility splay measuring 2.4m x 49m shall be provided as measured to back from the centre line of the access point and extending along the nearside carriageway edge to each side of the access and such splays shall have no obstruction exceeding a height of 1.05m above the level of the adjacent carriageway.; Means of Preventing Mud on Highway - Equipment to enable mud and grit to be removed from the wheels, tyres and underside of vehicles prior to their entering the public highway shall be provided and utilised in the position shown on the approved plan and maintained in working order at all times when traffic is leaving the site. The site access road shall be maintained in a clean condition at all times when traffic is leaving the site.; Temp Use Land to be Discontinued and Land Restored - The use hereby permitted shall be discontinued and the land restored to its former condition as the details of which shall have been submitted to and approved in writing by the Planning Authority as described in the direction attached to this permission on or before ddmmyyyy.
Department of Infrastructure Highways
Conditional No ObjectionThe additional details and revisions overcome the highway concerns raised on 15 May 2020; Recommendation: DNOC; The access and construction route are taken as temporary facilities, and should be reinstated by a set out date
Conditions requested: conditions for access, visibility, construction route and wheel wash in accordance with drawing no’s: 01 rev A and 02; reinstatement of the access and construction route
German Parish Commissioners
I 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.
German Parish Commissioners
No ObjectionMy Commissioners have no objection to this application.
