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16/01178/A
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01178/A Applicant : Mr Geoffrey Wood Proposal : Approval in principle for the erection of a detached dwelling addressing means of access Site Address : Plot Adj To Instow & Dreeymlang Ballagorry Drive Glen Mona Ramsey Isle Of Man
Case Officer : Mr Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
1.0 SITE 1.1 The site is a parcel of undeveloped land which is located adjacent to properties Instow & Dreeymlang to the north of Ballagorry Drive within the settlement of Glen Mona. The site is located at the end of a residential cul-de-sac.
1.2 The site is characterised as a slightly sloping site, falling downwards from the western boundary to the east boundary. The site is accessed via an existing field gate entrance which is located of the turning head of the Ballagorry Drive estate road.
2.0 PROPOSAL 2.1 The application seeks approval in principle for the erection of a dwelling. No details are submitted in terms of the new dwelling and the only Reserved Matter at this stage for consideration is the means of access, which utilises the existing field gate entrance.
3.0 PLANNING POLICIES 3.1 The application site is mainly within an area recognised as being an area of "Predominantly Residential Use" under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area.
3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains the following policies that are considered specifically material to the assessment of this current planning application:
3.3 Strategic Policy 1 states: "Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under- used land and buildings, and re-using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services."
3.4 Strategic Policy 2 states: "New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and
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villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3."
3.5 Spatial Policy 4 states: "In the remaining villages development should maintain the existing settlement character and should be of an appropriate scale to meet local needs for housing and limited employment opportunities. These villages are: o Bride
o Glen Maye o Dalby
o Sulby o Ballaugh
o Ballafesson o Glen Mona
o Colby o Baldrine
o Ballabeg o Crosby
o Newtown o Glen Vine
o Strang"
3.6 General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
(a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
3.7 Housing Policy 4 states: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(1) of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:
(a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10; (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14."
3.8 Transport Policy 4 states: "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan."
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3.9 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.
The current standards are set out in Appendix 7."
4.0 PLANNING HISTORY 4.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.
5.0 REPRESENTATIONS 5.1 Garff Parish Commissioners have no objection to the application (received on 24.10.2016).
5.2 Department of Infrastructure Highways Services comment (08.11.2016): "The proposal is to construct a new dwelling on a vacant plot within a housing development. There is an existing field gate providing access to the site from Ballagorry Drive. Ballagorry Drive is a cul- de-sac with a 5.5m road width and footways on both sides from the A2 until the turning head; the application site takes access from the turning head. The access will have adequate visibility of approaching vehicles and also emerging vehicles from each of the accesses sharing the turning head.
Note 2 on Penketh Millar drawing no 16 1185 1 states that 2 parking spaces will be provided along with manoeuvring space to enable vehicles to enter and leave in forward gear.
The photographs indicate a change in level over the site; any application for reserved matters should include a drawing indicating the gradient of the driveway and manoeuvring areas to ensure that current design standards are met in full for vehicles and pedestrians.
Highway Services does not oppose this application subject to the following condition:
Reason: to ensure that the vehicles and pedestrians can access the site safely."
6.0 ASSESSMENT 6.1 Given the land-use designation and the type of development the following elements are relevant to consideration in the determination of this application; (a) principle of development; (b) access arrangement and (c) other matters.
PRINCIPLE OF DEVELOPING THE SITE FOR RESIDENTIAL PURPOSES 6.2 The first issue to consider is the general principle of residential development within the application site. In this respect, as stated earlier, the application site is located within a wider area designated as predominantly residential use under the IOM Development Plan Order 1982. Furthermore, the Isle of Man Strategic Plan has been adopted (June 2007 & 1st April 2016). Within this document Strategic Policies 1 and 2 require that new dwellings be located within existing sustainable settlements.
6.3 More recently, an update to the Isle of Man Strategic Plan 2016 has been undertaken and adopted, which identified that a total of 770 new dwellings are required to be provided between the years of 2011 to 2026 in the north of the Island alone. A total of 5,100 dwellings are required over this same period throughout the Island. Glen Mona is regarded as a village and development should maintain the existing settlement character and should be of an appropriate scale to meet local needs for housing and limited employment opportunities.
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6.4 Overall, as such the general principle of residential development is concluded to be acceptable.
ACCESS ARRANGEMENT 6.5 The proposed dwelling would utilise the existing field gate entrance. Highway Services have considered this and the potential highway safety implications of utilising this entrance (albeit upgrading it) and have raised no objection. Accordingly, the proposal is considered to comply with General Policy 2 and Transport Policy 4.
OTHER MATTERS 6.6 The application seeks that further matters such as siting, design, external appearance of the building, internal layout, and landscaping of the site; to be determined at the any future Reserved Matters Application. Accordingly, at this stage only the principle and means of access are being considered and for the reasons listed in paragraphs 6.2 to 6.5 the proposal is considered acceptable. Again given this, the potential impacts upon neighbouring amenities, potential impacts upon the visual amenities of the street scene; parking/turning provisions and potential amenities of future occupants of the dwelling; are all matters which would be considered at any future Reserved Matters Application.
7.0 RECOMMENDATION 7.1 Overall, for the reasons indicated with this report it is concluded the proposals complies with the relevant planning policies of the Isle of Man Strategic Plan and the Isle of Man Development Plan Order 1982 and therefore it is recommended the application is approved subject to the conditions listed.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) The Highways Services of the Department of Infrastructure; and (e) The local authority in whose district the land the subject of the application is situated.
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 14.11.2016
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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C 1. The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013.
C 2. Application for approval of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved.
Reason: To avoid the accumulation of unimplemented planning approvals.
C 3. Approval of the details of siting, design, external appearance of the building[s], internal layout, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced.
Reason: To comply with the Town and Country Planning (Development Procedure)(No2) Order 2013.
C 4. Any application for reserved matters should include a drawing indicating the gradient of the driveway and manoeuvring areas to ensure that current design standards are met in full for vehicles and pedestrians.
Reason: to ensure that the vehicles and pedestrians can access the site safely
This approval relates to drawing reference number 1 received on 14th October 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 14.11.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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