28 February 2023 · Planning Committee
Field 624255, Glen Mona Loop Road, Glen Mona, Ramsey, Isle Of Man, IM7 1hg
The proposal is for a three-storey dwelling (two storeys visible from the road, lower ground floor set into the sloping hillside) plus detached garage with green roof, on an undeveloped field site in countryside east of Glen Mona Loop Road.
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The principle of a single dwelling was established by prior Approval in Principle (18/00200/A), so assessment focused on reserved matters against countryside policies.
Environment Policy 1
Protects countryside from development unless overriding need; officer assessed proposal would not adversely affect countryside due to recessed design, green roofs, and retained views, complying as exception established by AIP.
Environment Policy 2
Protects character/quality of AHLVs; tested against views from Glen Mona Loop Road (upper storeys only visible, traditional form) and Rhenab Road (distant gable blends via materials/CGI), finding no harm to landscape character.
Housing Policy 14
Governs replacement dwellings (used by analogy); 477sqm floor area assessed as appropriate scale/siting aligned with adjacent properties, traditional form with modern glazing acceptable for environmental improvement in countryside.
Strategic Policy 4
Limits development outside service villages to maintain character; site in non-service village but permitted as established AIP exception without harming settlement scale.
Spatial Policy 5
New development in settlements or per GP3 exceptions; applied via GP3 countryside exceptions for replacement-like dwelling.
General Policy 3
Permits countryside development only in exceptions like replacement dwellings; principle via AIP, details comply without landscape harm.
Transport Policy 4
Requires highways to accommodate development safely; satisfied post-amendments per Highways DNOC.
Transport Policy 7
Requires parking per standards; provided for >2 cars plus turning, accepted by Highways.
Time limit
The development hereby approved shall be begun either before the expiration of four years from the date of the Approval in Principle application (21.05.2023), or before the expiration of two years from the date of approval of the decision notice of this reserved matters application.
No extensions
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Vehicular access
The development hereby approved shall not be occupied or operated until the means of vehicular access has been constructed in accordance with the approved plans, and shall thereafter be retained for access purposes only.
Parking and turning
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Wire fencing
Prior to the occupation of the dwelling hereby approved the new wire fencing annotated as "08" on drawing 10A shall be completed and retained thereafter.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Landscaping and green roofs
All planting, seeding or turfing comprised in the approved details of landscaping plan 12A and green roofs to garage and lower ground floor building must all be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants (green roof) which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Bat and bee bricks
Prior to the occupation of the dwelling hereby approved the integrated bat and bee bricks shall be installed as shown on drawing 'Proposed Elevations 01' and retained thereafter.
Bird boxes relocation
No approval is hereby given for the installation of the bird boxes as shown on drawing 18, instead these bird boxes shall be installed to the northern elevation prior to the occupation of the dwelling.
Bird strike prevention
Prior to the commencement of any development details of measures to be undertaken to prevent bird strikes on clear glazing shall be submitted to and approved in writing by the Department. This approved scheme shall be completed prior to the occupation of the dwelling and shall be retained thereafter.
Lower ground floor incidental use
The living accommodation within the lower ground floor as shown on drawing 16 shall only be used in association with the main dwelling house hereby approved and for purposes incidental to the use of main dwelling house as a single dwelling, for no commercial purposes and only in accordance with the internal layout shown on plan 16 received on the 23.12.2022.
Boundary fence extent
For the avoidance of doubt the post and wire boundary fence as shown on drawing 10A shall extend 27 metres in an easterly direction when measured from the side of the chimney stack on the gable elevation (east) of the two storey element of the dwelling hereby approved and shall be retained thereafter to define the residential curtilage of the dwelling.
Semi-natural grassland retention
The hatched area shown within Appendix II of the Preliminary Ecological Appraisal Report shall remain as semi-natural grassland and be managed as recommended within Section 6.0 of the Preliminary Ecological Appraisal Report and retained thereafter.
All Highways comments have been addressed by the amended plans, therefore the proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services Development Control raises no objection to the proposal subject to all access arrangements.
This is the preferred approach for dealing with the treated sewage effluent and complies with the Departments Discharge License Policy.
The Manx Wildlife Trust's Preliminary Ecological Appraisal is all in order... We are really glad to see that the MWTs recommended mitigation has really been taken on-board and integrated into the plans.
Highways initially requested revisions to access width and pedestrian provision but later raised no objection subject to conditions after amendments; DEFA Ecosystem Policy supported with conditions for ecological mitigation; Environmental Protection noted compliance pending percolation tests; Garff Commissioners had no objections.
Key concern: Existing access created without planning permission and initially to unacceptable standard
Department of Infrastructure Highways Development Control
Conditional No ObjectionRecommendation: Request further information/revisions.; Highway Services require the following alteration to be made to the proposal in order to meet all highway standards and requirements
Conditions requested: Increase the width of the vehicular access to 3.4m in order to allow both vehicular and pedestrian access. Alternatively, the access can remain as proposed with the provision of a separate pedestrian access from the highway.; Section 109(A) Highway Agreement to be made post planning consent.; Gradient of the access approach for a minimum of 5m does not exceed 7% (1:14).; Applicant / Developer shall provide run off / surface water drainage where necessary to prevent water from flowing out onto or damaging the public road.; On construction of the vehicular access, the existing road drainage must either be retained or an effective alternative scheme provided.; Consider the provision of an electric vehicle charging point.
DEFA Ecosystem Policy Officer
Conditional No ObjectionThe Ecosystem Policy Team can confirm that the Manx Wildlife Trust’s (MWT) Preliminary Ecological Appraisal dated August 2022, is all in order.; We are really glad to see that the MWTs recommended mitigation has really been taken on-board and integrated into the plans for the site.
Conditions requested: Development to be undertaken as per the details contained in the Landscape plan.; Development to be undertaken as per section 04.5.1 of the Design and Access Statement.; Integrated bat and bee bricks to be installed on site as shown in the ‘Proposed Elevations 01’ drawing.; Location of the bird bricks changed to the north elevation with plans provided for written approval.; Details of measures to prevent bird strikes on clear glazing to be provided for written approval prior to installation of glass balustrading.
Garff Commissioners
No ObjectionThe consensus being that there should be no objections submitted to the Planning Authority.
Environmental Protection Unit
No ObjectionThis is the preferred approach for dealing with the treated sewage effluent and complies with the Departments Discharge License Policy.
Conditions requested: If percolation tests show the land is not suitable for a soak-away, contact Environmental Protection Unit to discuss alternatives
Department of Infrastructure Highways Development Control
Conditional No ObjectionAll Highways comments have been addressed by the amended plans, therefore the proposal raises no significant road safety or highway network efficiency issues.; Recommendation: DNOC
Conditions requested: All access arrangements to accord to drawings titled ‘10A Revised Proposed Site Plan’ and ‘11A Revised Proposed Site Plan’.; S109(A) Highway Agreement needed after grant of planning consent.
Garff Commissioners
No ObjectionThere were no objections to this application to extend the approval term.
