6 April 2017 · Planning Committee (Presenting Officer: Miss S E Corlett)
Ballabeg, Main Road, Glen Vine, Isle Of Man, IM4 4ba
The proposal seeks approval in principle to demolish the existing dwelling and outbuildings at Ballabeg and construct 7 detached dwellings with garages on the 0.7ha L-shaped site, including new access from Main Road (Peel Road), estate roads, drainage and landscaping with tree removal and replanting.
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The site is designated for residential use with prior approvals for 4 dwellings (09/00092/A and 11/01260/REM) and 7 dwellings in principle (14/01218/A), so the key issue was whether changes—primarily …
Strategic Policy 1
Requires optimising previously-developed land, efficient site use and utilising infrastructure. Officer assessed site as residential curtilage of existing property in sustainable village location with access to services, making best use of under-used land.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development in towns/villages or sustainable extensions, countryside only exceptionally. Site in Glen Vine village, so appropriate.
Spatial Policy 5
Requires positive environmental contribution, possibly with Design Statement. Not fully tested as approval in principle; reserved matters must comply.
Spatial Policy 4
In villages like Glen Vine, development maintains settlement character at appropriate scale for local housing needs. 7 dwellings acceptable given prior approvals.
General Policy 2
Requires development respecting site/surroundings in siting/layout/scale, not adversely affecting landscape/amenity/wildlife/trees/highways. Assessed as compliant with tree mitigation, access and landscaping; reserved matters must fully comply.
Environment Policy 42
New development in settlements to respect local character, no inappropriate backland or removal of visual amenity green spaces. Tree loss accepted with mitigation as not overriding.
Time limit for approval in principle
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.
Tree retention/protection/removal
All tree retention, protection and removal must be undertaken in accordance with the measures and provisions set out in the Tree Report prepared by Manx Roots dated 3rd October, 2016.
Landscaping implementation
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. 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 must be replaced in the next planting season with others of a similar size and species.
Access construction prior to development
After the erection of the protective fences to safeguard the existing trees, no other development may commence on site until the access, complete with visibility splays of 2.4m by 90m as measured from the edge of the carriageway (as shown in drawing 2) has been formed and is available for use. Construction traffic and vehicular access to the proposed housing must be solely from this access point.
Lane access closure details
The application for reserved matters must include details of how the access to the lane to the north west of the site is to be closed off to vehicular traffic. No approval is hereby granted or implied to any hard surfacing of the lane between the site and Glen Vine Park which would require planning approval and which could adversely affect the amenities of both the lane itself and use thereof, and those with property abutting the lane.
Tree protection during construction
Prior to any development being undertaken on site, the trees to be retained must be protected against damage during the construction process in accordance with the measures defined in the Tree Survey and Report by Manx Roots dated 3rd October, 2016.
Reserved matters application time limit
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.
Reserved matters approval required
Approval of the details of siting, design, external appearance of the building[s] and the internal layout (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced.
Road and footpath construction
Prior to the occupation of any dwelling the road and footway/footpath between the highway and dwelling shall be constructed to at least base course level.
Parking and manoeuvring provision
Prior to the occupation of any dwelling the garage, car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter.
Access and visibility splays
Prior to any construction the access shown on drawing 2 dated Nov 2016 shall be constructed and the visibility splays shall remain unobstructed at a height of 1.05m thereafter.
no objection to the development
does not oppose subject to conditions on access, visibility splays, parking, manoeuvring and road construction
Highways Division does not oppose subject to three specific highway safety conditions; DEFA Senior Biodiversity Officer raises concerns about bat foraging habitat loss from tree removal but does not formally object; Marown Parish Commissioners have no objection.
Key concern: reduction of tree cover as bat foraging habitat
Marown Parish Commissioners
No ObjectionThe Commissioners have no objection to the following being approved: - 16/01316 - Principle for 7 detached dwelling at Ballabeg, Main Road, Glen Vine
Department of Infrastructure (DOI) Highways Division
Conditional No ObjectionThe proposal meets the required standards for, car parking provision, adoptable roads and visibility splays.; Highway Services does not oppose this application subject to the following conditions
Conditions requested: Prior to any construction the access shown on Kelly Lewthwaite drawing no WL/16/1390 2 dated Nov 2016 shall be constructed and the visibility splays shall remain unobstructed at a height of 1.05m thereafter.; Prior to the occupation of any dwelling the garage, car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter.; Prior to the occupation of any dwelling the road and footway/footpath between the highway and dwelling shall be constructed to at least base course level.
Dr RG Selman, Senior Biodiversity Officer (DEFA)
No Comment"the site and its adjoining areas, particularly away from the main road, is a good feeding place for bats. The mature trees along the site boundaries afford shelter and a microclimate which is good for night-flying insects and therefore for bats"; trees on this site should be retained where possible and the minimal number removed where necessary; If this cavity were to be affected then it must be checked for use by bats and the protection of the Wildlife Act taken into account
