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
