5 April 2019 · Delegated - Principal Planner Sarah Corlett
Field 214287, The Threshold, Jurby, Isle Of Man, IM7 3bq
The proposal seeks approval in principle (AIP) for five new dwellings on an undeveloped field adjacent to The Threshold Estate, with all matters except access reserved for future applications. Access is via a private road serving two existing properties, extending into the site with a 4.8m wide road and 2m footway, plu…
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The officer concluded the principle of residential development is acceptable as the site is within 'Predominantly Residential' and 'Proposed Residential' areas under the Isle of Man Development Order …
General Policy 2
Requires development in accordance with zoning and other criteria including siting/layout, highway safety, amenity, ecology, and services. Officer assessed the AIP as compliant given residential zoning, amended access satisfying safety/pedestrian needs, site capacity for parking/turning, and conditions for ecology/visibility; no adverse impacts on landscape, views, or neighbours at this stage.
Housing Policy 4
Permits new housing primarily in towns/villages or sustainable extensions per Area Plans; countryside housing only in exceptional cases. Site's 'Predominantly Residential/Proposed Residential' designation under 1982 Order establishes principle of acceptability as an appropriate infill/extension.
Transport Policy 4
Requires highways to accommodate development traffic safely per environmental objectives. Access via 4.8m road/2m footway with turning head and 2.4x25m visibility splay deemed adequate post-amendments and swept path analysis for refuse vehicles; complies despite non-adoptable road width.
Time limit for commencement
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.
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. Reason: To avoid the accumulation of unimplemented planning approvals.
Approval of reserved matters
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.
Visibility splay
The visibility splay at the new access onto the new estate road identified on R01/001d shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1050mm in height above adjoining carriageway level. Reason: In the interests of highway safety.
Lizard protection method statement
Any Reserved Matters Application should include a method statement detailing how any lizards would be protected during the works to ensure the lizards are not damaged, including a timetable for their implementation. The development shall not be carried out unless in accordance with the approved details. Reason: To provide adequate safeguards for the ecological species existing on the site.
no objection
does not oppose the application subject to a planning condition for visibility splay; DNOC
Highway Services initially deferred but later provided conditional no objection subject to a visibility splay condition; Manx Utilities initially objected due to underground cables but withdrew objection after developer agreement to divert; DEFA Biodiversity requested lizard prot…
Key concern: Low voltage underground cables located in the area of Plots 1 & 2
Department of Infrastructure Highways Division
Conditional No ObjectionHighway Services does not oppose the application subject to a planning condition for a statutory undertaking...; Recommendation: DNOC
Conditions requested: Planning condition for statutory undertaking between applicant and third party land owner to provide and permanently maintain 2.4m x 25m highway visibility splay across frontage of 17 The Threshold with nothing above 1m in height
Department of Infrastructure Highways Division
No CommentDefer - awaiting information; The current proposals cannot be afforded highway support due to a lack of information
Manx Utilities
No ObjectionFollowing discussions with the developer... they have agreed to divert the underground cable across the site at their cost. On that basis, can you please withdraw the Manx Utilities objection
Manx Utilities
ObjectionWe object to this planning application as there are low voltage underground cables located in the area of Plots 1 & 2
DEFA Ecosystem Policy Officer
Conditional No ObjectionIf the work is likely to effect the banks... request that the applicant produces a method statement... This should be included as a condition
Conditions requested: Method statement detailing how lizards will be protected during works to ensure not damaged, if works affect banks
Jurby Parish Commissioners
No ObjectionJurby Parish Commissioners have now considered the above proposed development, and have no objections or comments to submit
Jurby Parish Commissioners
No ObjectionJurby Parish Commissioners have now considered the above proposed developments and have no comments or objections to submit
Jurby Parish Commissioners
No ObjectionJurbyn Parish Commissioners have now considered the above proposed development, and have no objections or views to submit
Jurby Parish Commissioners
No ObjectionJurby Parish Commissioners have now considered the above proposed development, and have no objections thereto
