21 June 2016 · Planning Committee
Plot 1 Off, Station Road, St Johns, Isle Of Man, IM4 3na
The application sought to vary condition 1 of the 2012 approval (PA 11/00241/B) for an estate layout of two detached dwellings, garages, access road, drainage and services, extending the 4-year commencement period (expiring April 2016) by a further 2 years to allow more design work.
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The officer assessed whether any change of circumstance warranted refusal of extending the estate layout approval for two dwellings, concluding there had been none.
St. John's Local Plan
Designates site suitable for two dwellings as infill with access from Station Road. Officer confirmed no changes to this allocation. Adjacent Area 1 designated for up to 6 dwellings but with separate permanent access.
Strategic Plan General Policy
Requires development to respect site/surroundings in siting/layout/scale/design/landscaping; not adversely affect landscape character, amenities, road safety, or prejudice adjoining land. Officer applied general standards, finding proposal compliant as estate layout matches prior approval and no policy shifts.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
No construction access to east
Notwithstanding what is shown on Drawing no 0725/PL100 Rev C, there shall be no access for construction traffic through to the adjoining land to the east. Reason: this is the subject of further applications which are the vehicles for determining whether this is acceptable.
No approval for dwelling footprints
No approval is granted for the siting, size or orientation of the dwellings' footprints shown on drawing 0725/PL100C. Reason: the proposed siting involves impact on existing trees which is not necessarily considered appropriate.
Tree and hedge protection
All existing trees and hedges within the application site, with the exception of those shown to be removed on Drawing 725/PL100C, must be retained and afforded adequate protection during the development of the site, in accordance with a tree protection scheme that has been submitted to and approved in writing by the Planning Authority prior to the commencement of works on site. Reason: to protect the visual and ecological amenities of the area.
Landscaping scheme
Prior to the commencement of works, a landscaping scheme shall be submitted to and approved in writing by the Planning Authority showing the trees to be planted as replacements for those proposed to be removed, together with a timetable for their planting. The trees shall be planted in accordance with the approved landscaping scheme. If, within a period of 5 years from the date of planting, any tree is removed, uprooted destroyed or dies, another of the same species and size shall be planted at the same place. Reason: to protect the environmental and visual amenities of the area.
Access only from Station Road
Access to the 2 dwellings shall be taken only from Station Road. Reason: to avoid undermining other decisions in respect of access to the site.
Visibility splays
Prior to the commencement of construction works, visibility splays of 2m by 36m shall be provided in each direction at the junction of the access with Station Road. The splays shall be kept and maintained clear obstructions higher than 1.05m otherwise as are available above and around the existing telecommunications cabinet and associated walling. Reason: in the interests of highway safety.
Construction delivery times
During the construction of the development hereby permitted, deliveries of materials and equipment to the site by heavy goods vehicles shall be limited to times when school children are least likely to be using Station Road. Prior to the commencement of construction works a schedule of delivery periods shall be submitted to and approved in writing by the Planning Authority, and deliveries shall be made only during the agreed time periods. Reason: in the interests of highway safety.
Do not oppose the application
German Parish Commissioners initially strongly objected due to safety concerns with the construction access road but later conditionally withdrew objection if previous conditions are carried forward; Highways Division does not oppose subject to conditions from previous application.
Key concern: egress and ingress of construction vehicles from Station Road St Johns will be dangerous
German Parish Commissioners
ObjectionMy Commissioners strongly object to this application as they have an objection to the construction road under 11/00241 which is presently awaiting appeal.; a further application was made by Mr Davies to form a construction road into the site over his land which would be a much safer option.; The Commissioners remain opposed to this application on the grounds that the egress and ingress of construction vehicles from Station Road St Johns will be dangerous.
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionDo not oppose; Conditions (if any) Conditions as previous application; DNO on 01/03/2016
Conditions requested: Conditions as previous application
German Parish Commissioners
Conditional No Objectionon condition that all conditions from previous applications are complied with and conditions attached to 11/00241/B are carried forward, the Commissioners will not object to the extension of time. However if this is not the case then the Commissioners will raise an objection.
Conditions requested: all conditions from previous applications are complied with; conditions attached to 11/00241/B are carried forward
