30 October 2018 · Head of Development Management (Stephen Butler)
Ballabeg, Main Road, Glen Vine, Isle Of Man, IM4 4ba
The application sought approval of detailed plans for seven detached houses with integral garages, associated roads and services on a site off the A1 Main Road in Glen Vine, following outline permission PA 16/01316/A.
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The officer assessed the reserved matters of siting, design, external appearance, internal layout and landscaping against the approved outline permission PA 16/01316/A and General Policy 2, finding th…
General Policy 2
GP2 presumes in favour of residential development in zoned areas if it respects site/surroundings in siting/layout/scale/design/landscaping, incorporates topography/trees, protects amenities, provides safe access/parking and avoids highway harm. Officer assessed house positions (further from trees, outside CEZ), compact footprints, parking provision, landscaping retaining more trees, and visual/amenity impacts as compliant. Site is in Predominantly Residential use per 1982 Development Plan and draft East Area Plan.
Time limit
The development hereby approved must be commenced prior to 6th April, 2021. Reason: to accord with the terms of the approval in principle and to avoid the accumulation of unimplemented planning approvals.
Tree retention, protection and monitoring
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 and dated 3rd October, 2016 and updated 17th September, 2018. In addition, prior to the commencement of works hereby approved, there must be approved by the Department, a schedule for the monitoring of tree retention, protection and planting to be undertaken by an appropriately qualified tree specialist. This schedule must include measures to introduce the fencing as shown in the approved drawings, which is to be erected within the Construction Exclusion Zone. The development must be undertaken in accordance with the approved schedule. Reason: to ensure the retention and planting of trees in accordance with the approved drawings.
Amended landscaping plan
Notwithstanding the planting schedule shown in drawing 006, four, rather than five Ulmus New Horizon may be introduced to the rear of plots 5 and 6 with greater spacing between each tree and the field maple to be introduced should be the cultivar Arends, Elegant or Queen Elizabeth or other compact sub-species or variety with an ascending habit. An amended landscaping plan showing these changes must be approved by the Department prior to the commencement of any building or excavation works and the development must be undertaken in accordance with these details. Reason: to ensure that the proposed planting is effective and will survive.
No extensions to plot 7
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 on plot 7 hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: to control development in the interests of the protection of the adjacent trees.
no objection
make no comment
no objection
Manx Utilities has no objection subject to drainage conditions; Arboricultural Officer recommends conditional approval with tree protection and planting conditions; Marown Parish Commissioners have no objection.
Key concern: construction occurring in close proximity to the CEZ and RPAs
Manx Utilities
Conditional No ObjectionManx Utilities Authority has assessed the above planning application and would like to advise you that the Authority has no objection to the application subject to the following condition/s:-
Conditions requested: There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of Manx Utilities and the Sewerage Act 1999.; The proposed dwelling must be connected to the public sewer(s) in a manner acceptable to Manx Utilities. All drainage works must conform to the requirements of "Manx Sewers for Adoption", any necessary CCTV surveys are to be carried out at the developer's expense.; In accordance with the Sewerage Act 1999, a communication fee will be payable to the Manx Utilities Authority in respect of this property being connected (directly or indirectly) to the public drainage system.; If the developer requires the proposed sewers and associated drainage works to be adopted, it is recommended that an adoption agreement is entered into with Manx Utilities prior to any work commencing on site.
Arboricultural Officer, Forestry, Amenity and Lands Directorate, DEFA
Conditional No ObjectionThe proposed protection measures are adequate and should minimise the impact of construction on retained trees. Because of this I think that site supervision by an arboriculturist during the construction phase is justified.; I recommend that the number of trees here is reduced to 4 and the spacing increased as indicated on the attached annotation.
Conditions requested: No retained tree shall be cut down, uprooted, destroyed, pruned, cut or damaged in any manner during the development phase and thereafter within 5 years from the date of occupation of the building for its permitted use, other than in accordance with the approved plans and particulars. In the event that retained trees become damaged or otherwise defective during the construction phase due to events outside of the applicant's control the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented.; Prior to the commencement of the development hereby approved, the protective measures detailed in the Tree Protection Plan (drawing TP-26916v2) and Arboricultural Method Statement, prepared by Manx Roots and submitted in support of the application, shall be fully installed and implemented and retained for the duration of the construction process.; Prior to the commencement of the development hereby approved, details of all tree protection monitoring and site supervision by a suitably qualified tree specialist (where arboricultural expertise is required) shall be submitted to and approved in writing by the Department. The details should make provision for the regular reporting of continued compliance or any departure there from to the Department. The development thereafter shall be supervised in strict accordance with the approved details.; The completed schedule of site supervision and monitoring of the arboricultural protection measures as approved in condition (insert condition number) shall be submitted for approval in writing by the Department within 28 days from completion of the development hereby permitted. This condition may only be fully discharged on completion of the development, subject to satisfactory written evidence of compliance through contemporaneous supervision and monitoring of the tree protection throughout construction by a suitably qualified and pre-appointed tree specialist.; The replacement tree planting shall be carried out in accordance with the landscape scheme (drawing 006) and the Mitigation Planting Report (prepared by Manx Roots), submitted in support of the application. The planting shall be carried out in the first planting season following the completion of the development. Any trees which, within a period of 5 years from their planting, die, are removed, or, in the opinion of the Department, become seriously damaged or diseased, shall be replaced as is reasonably practicable or in the next planting season with others of similar size, species and number as originally approved, unless the Department gives written consent to any variation.
Marown Parish Commissioners
No ObjectionThe Commissioners have no objection to the following being approved: - 18/00895 – 7 detached dwellings at Ballabeg, Main Road, Glen Vine
