30 May 2019 · Delegated - Principal Planner Sarah Corlett
Harmony View, Hill Park, Ballakillowey, Colby, Isle Of Man, IM9 4bf
The proposal is for a two-storey detached dwelling in an upside-down 'T' shape on a 0.25-acre site that was historically part of the rear garden of Longmead, featuring a pitched roof up to 7.5m ridge height, painted render walls, artificial slate roof, large picture windows with lead cladding, dormers, solar panels and…
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The site is within residential zoning on the Area Plan for the South 2013, establishing a general principle in favour of residential development, reinforced by prior appeal approval under PA 13/00409/…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design/landscaping (b), not adversely affect landscape/townscape character (c), not harm neighbour amenity/locality character (g), provide safe access/parking (h) and not harm highway safety/traffic (i). Assessed compliant due to stepping with topography, reduced massing/glazing, visibility splays/parking, soft landscaping integrating with semi-rural context.
Environment Policy 42
New development in settlements must reflect local character/identity of buildings/landscape, no inappropriate backland or loss of green spaces contributing to amenity/place. Proposal's traditional elements (gables, chimneys, render/slate), roadside bank/hedging and position in former garden curtilage respects mixed styles/stepped dwellings without backland harm.
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.
Landscaping scheme
No development shall be commenced until a landscaping scheme has been submitted to and approved in writing by the Department. Such a scheme shall include details of all new walls, fences, Manx banks, trees, hedgerows and any other planting and boundary treatments and shall also include a planting specification [numbers, density, size, species and positions of all new trees and shrubs] and a programme of implementation. The works shall be carried out within the first planting season following the occupation of the development and in accordance with the programme agreed in writing with the Department and retained thereafter. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced with the same species within the next planting season unless otherwise approved in writing by the Department and retained thereafter. Reason: To ensure the provision of an appropriate landscape setting to the development in the interest of visual amenity and ecology.
Access, parking and turning
The development hereby approved shall not be occupied or operated until the access, parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than for access and the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Visibility splays
The visibility splay(s) identified on P-11 shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1m in height above adjoining carriageway level. Reason: In the interests of highway safety.
No Objection
Do Not Oppose Subject to Condition (visibility splays clear, access/parking prior to occupation, S109A agreement needed)
Native Manx species for bank/hedge/planting; limit hedge cutting for visibility outside breeding season (Mar-Aug) with checks; bird boxes; retain northern hedgebank; stop work/contact if lizards found
Highway Services raised no objection subject to specific conditions on access, visibility splays, and parking. Manx National Heritage and DEFA Biodiversity recommended ecological surveys and mitigation measures due to potential impacts on protected species and habitats, while Rushen Parish Commissioners had no objections.
Key concern: potential impacts on protected species including common lizard, common frog, and breeding birds from hedge bank loss and disturbance
Highway Services Division
Conditional No ObjectionHighway Services does not oppose the application subject to the following planning conditions; A S109A Highway Agreement would be needed for the new vehicular access for the new driveway
Conditions requested: Prior to occupation of the development, the proposed site access, parking and turning areas shall be constructed in accordance with the approved plans in the interest of highway safety and to comply with the parking standards.; Prior to occupation of the development, the 2.4m x 43m highway visibility splays for the proposed site access as shown on drawing no. P-12 shall be provided and permanently maintained as such unobstructed thereafter, with nothing above 1m in height within the visibility splay areas, to ensure that the proposed site access has sufficient highway visibility in the interest of highway safety.
Manx National Heritage
Conditional No ObjectionSod hedges, hedgebanks and associated vegetation can be valuable habitats for species such as common lizard (Zootoca vivipara) and common frog (Rana temporaria); Common lizard and common frog are listed as Schedule 5 protected species under the Wildlife Act 1990
Conditions requested: Preliminary Ecological Appraisal (PEA) to be undertaken
DEFA Biodiversity
Conditional No ObjectionIt is an offence under the Wildlife Act 1990 to kill, take, or destroy birds, their nests, eggs, and chicks.; common lizards, which is a Schedule 5 species
Conditions requested: new bank and hedge to replace this should be created using Manx native species only and all other planting on site is undertaken with Manx native species; cutting should be limited to that which is required to make the entrance safe; cutting should not take place within the breeding bird season (March - August); thorough checks for active birds' nests, eggs, and chicks should be undertaken prior to cutting; bird boxes are put up in suitable locations around the outside of the house; if lizards are encountered whilst undertaking work on the banks, then work should stop immediately and a member of the Ecosystem Policy team should be contacted
Rushen Parish Commissioners
No Objectionthe Commissioners consider the following applications and agreed that they have no objections to them
