30 November 2020 · Planning Committee
Land North Of Fo Chronk, Station Road, St Johns, Isle Of Man, IM4 3ah
The proposal involves demolishing an existing garage and building a mainly single-storey dwelling with a two-storey element over the garage (ridge height 7.8m) on a 40m x 12m plot designated as predominantly residential in St Johns village.
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The site is designated 'Predominately Residential Use' in the St Johns local plan, supporting infill development on small gaps in built-up frontages, complying with SP1, SP2, SP3 and HP4 for efficient…
Strategic Policy 1
Requires optimising previously developed land and efficient site use with access/amenity. Officer assessed site as under-used residential plot utilising existing services/highway in village, making best use of resources.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development in existing towns/villages. St Johns as service village supports principle of dwelling.
Strategic Policy 4
Protects/enhances Conservation Areas. Proposal has neutral impact in varied character area with modern elements.
Spatial Policy 5
Design to positively contribute to environment. Contemporary design suits site parameters, breaks massing, positive streetscene contribution.
General Policy 2
Requires respect for site/surroundings in siting/scale/design, no adverse amenity/character/highway impact. Assessed compliant on visual/amenity/highway grounds with conditions.
Environment Policy 35
Permits development preserving/enhancing Conservation Areas. Neutral impact; materials used successfully elsewhere.
Environment Policy 42 - character and need to adhere to local distinctiveness
Design to reflect local character, no inappropriate backland. Long narrow site suited by 'longhouse' form, high design standard respects varied streetscene.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Obscure glazing
Prior to the occupation of the new dwelling the proposed bathroom window to the first floor east elevation of the ensuite; shall be glazed with obscure glass to Pilkington Level 5 or equivalent and permanently retained as such. Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.
no objection, sight lines 2.4x43m adequate, parking/vehicle access/manoeuvring/bin collection acceptable
DEFA Arboricultural Officer and DOI Highways Division raised no objections; German Parish Commissioners objected to design and materials; two adjacent businesses/school objected on parking and privacy grounds.
Key concern: design and materials not in keeping with village
DEFA Arboricultural Officer
No ObjectionThe department has no objections to this application.; from an arboricutural point of view, this will improved the tree stock in the area.
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; Adequate parking and turning for two vehicles is indicated.
Conditions requested: The existing vehicular access onto Peel Road has adequate lines of sight on exit at 2.4 x 43m in each direction and is to be resurfaced to reach the dwelling where there is a double garage.
German Parish Commissioners
ObjectionWhilst my Commissioners have no objection in principle to the erection of a dwelling on this site, they object to the design of the building
