12 January 2012 · Director of Planning and Building Control in accordance with authority delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005
Ballabeg, Main Road, Glen Vine, Isle Of Man, IM4 4ba
The proposal involves demolishing the existing dwelling and outbuildings on a 0.7ha L-shaped site in spacious grounds, bounded by mature trees and stone walls, to build four five-bedroom two-storey dwellings each with integral garages, accessed via a new estate road onto Peel Road (Main Road).
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The principle of four dwellings was established by prior approval PA 09/00092/A, so assessment focused on reserved matters compliance with its nine conditions.
Strategic Policy 1
Requires optimising previously developed land, efficient site use with access/landscaping/amenity, utilising infrastructure. Site is existing residential curtilage in village, reusing developed land with proposed roads/sewers/parking.
Strategic Policy 2 - Priority for new development to identified towns and villages
New development primarily in towns/villages or sustainable extensions; countryside exceptional. Glen Vine is identified village; development infills existing residential area.
Strategic Policy 4
In remaining villages, maintain settlement character, appropriate scale for local housing. Four dwellings match local detached housing scale in Glen Vine.
Spatial Policy 5
New development in defined settlements; countryside per GP3. Site within Glen Vine settlement.
General Policy 2
Permitted if accords with zoning/proposals, respects site/surroundings in siting/layout/scale/design/landscaping, no adverse amenity/character/highway impacts, services provided. Proposal complies as residential in residential zone, screened, amenity protected, access improved.
Environment Policy 42
New development in settlements to reflect local character/identity, no inappropriate backland or loss of green spaces contributing to amenity. Development backland but screened, retains mature trees maintaining character.
Spatial Policy 5
Design to positively contribute to environment; Design Statement where appropriate. Assessed via reserved matters details fitting residential area.
Time limit
The development hereby permitted shall commence before the expiration of two years from the date of this notice.
Approved drawings
This approval relates to drawing no.s WL/11/1210/1, WL/11/1210/2, WL/11/1210/3, WL/11/1210/4, WL/11/1210/5, WL/11/1210/6 and WL/11/1210/7 date stamped the 12th September 2011 and drawing no.s WL/11/1210/8, PL341/1 and the tree survey date stamped the 29th November 2011.
Tree protection
Prior to the commencement of development all existing trees to be retained shall be protected by fences or suitable barriers erected beyond their dripline. Such fences or barriers shall be maintained until the completion of the development on the land. Within these protected areas there shall be no storage, deposit, tipping or placing of any materials, soil, spoil or other matter, no parking or movement of vehicles or trailers, no erection or siting of buildings or structures, no excavation or raising of ground levels and no disposal of water or other liquid. Furthermore, no fires shall be lit within 20m of any protected area. The principles of British Standard 5837: 2005 "Trees in relation to construction - Recommendations" should be followed where applicable.
Gated access
No dwelling shall be occupied unless and until the access between the application site and the existing lane at the northern corner of the application site must be gated in accordance with the applicant's agent's letter date stamped the 29th November 2011. Thereafter this entrance shall be used as pedestrian access only.
Estate road construction
No dwelling shall be occupied unless and until the access road between that dwelling and Peel Road, including footways and turning heads, has been laid out in accordance with the approved details and constructed to at least base course level.
Vehicular access
No dwelling shall be occupied unless and until the vehicular access from the application site onto Peel Road has been set out in accordance with the approved details.
Landscaping
All new planting, seeding or turfing comprised shown within the approved details shall be carried out in the first planting and seeding seasons following the completion of the development. 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 shall be replaced in the next planting season with others of a similar size and species.
no objections
do not oppose
no objection subject to connection to public sewer, no surface water to foul, adoptable drainage per Manx Sewers for Adoption
express interest; contact for cables/lines, supply, safety
Multiple consultees including utilities, highways, and parish commissioners raised no objections to the reserved matters application for four dwellings at Ballabeg, Main Road, Glen Vine, Marown, subject to specific conditions on drainage, electricity supply, and visibility splays; one member of public objected regarding back lane access.
Isle of Man Water and Sewerage Authority
Conditional No Objection**No Objection:** - subject to the following conditions:-; The Authority requires as built drawings of the development once it has been completed
Conditions requested: The proposed development must be connected to the public sewer(s) in a manner acceptable to the Isle of Man Water & Sewerage Authority and on terms and conditions, which must be agreed with the Authority prior to the commencement of any building works. All adoptable drainage works must conform to the requirements of the Authority’s “Manx Sewers for Adoption” and all necessary inspections/surveys [including CCTV] are to be carried out at the developer’s expense). It is also a legal requirement under the Sewerage Act 1999 that the Authority be advised, in advance, of the date of the connection of each dwelling to the public sewer(s).; There must be NO discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Isle of Man Water & Sewerage Authority and the Sewerage Act 1999.; If the developer requires the proposed sewers and associated drainage works to be adopted, it is recommend that the developer enter into an adoption agreement with the Authority prior to work commencing on site, in accordance with section 8 of the Sewerage Act 1999.
Manx Electricity Authority
Conditional No ObjectionThe Authority wish to express their interest in the following planning applications, and request that a condition of planning be that the applicant must contact the Authority.; There are Underground Cables/Overhead Lines present in the area indicated in you Planning Application.
Conditions requested: Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.; Contact our Network Operations Department, Manx Electricity Authority, (Tel. 687687) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site.; Contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site.
Highways Division
Conditional No ObjectionDo not oppose subject to the imposition of the following condition
Conditions requested: The junction of the estate road and the public highway shall be laid out and constructed with visibility splays of 2 x 90 metres prior to the commencement of any building works. The splays shall be kept clear of any object, vegetation or other obstruction of a height exceeding 1.05 metres.
Marown Parish Commissioners
No ObjectionThe Commissioners have no objections to the following applications being approved: - 11/01260 – Reserved matters at Ballabeg, Main Road, Glen Vine
Marown Parish Commissioners
No ObjectionThe Commissioners have no objections to the following applications being approved: - 11/01260 – Four dwellings at Ballabeg, Main Road, Glenn Vine (Revised Plans)
