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20/00124/MCH Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00124/MCH Applicant : Dandara Homes Limited Proposal : Minor changes application for PA 19/00137/B involving alterations, traffic calming features, new footpath link and pedestrian link Site Address : Field 434764 Douglas Road Ballasalla Isle Of Man
Head of Development Management: Mr S Butler
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 29.05.2020 __
Notes for Approval
All of the changes applied for are approved
Plans/Drawings/Information;
This approval relates to the following drawings/plans/information:
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Officer’s Report
Requirement Source Analysis Pass Basis of Application Only one minor changes application may be made in respect of any particular grant of planning approval. 21(1) There have been no other MCH applications relating to this approval. Yes Must relate to a grant of planning approval in respect of a building 21/2)(a) Relates to approval for new housing estate (building being interpreted as including multiples) Yes
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Must specify what minor changes are being sought and why the applicant considers them to be of a minor nature 21(2)(b) Explanation is included on the application form, supported by two letters (13.02.20 and 03.05.20) Yes Cannot increase the number of dwellings or buildings for which planning approval has been granted 21(2)(c)(i) The proposal relates to the layout Yes Cannot increase the net external footprint of a building for which planning approval has been granted 21(2)(c)(ii) Proposal amends: • New footpath link created behind plots A56 to A61, with the siting of dwellings of plots A58 to A61 adjusted and adjacent access road adjusted accordingly • Internal access road adjacent to Douglas Road realigned slightly and lowered in level • Pedestrian links to Douglas Road improved and siting of dwellings on plots A79 and A80 adjusted accordingly • Dwellings on plots A70, A82 and A87 to be “handed”; and • Traffic calming features identified The application was amended on 06.04.20 in order to protect the roadside hedge and to move the internal roadway away from the hedge slightly in front of plot A81, this would reduce the length of the driveway on A81 slightly but would still be over 6m in length.
The application was amended by letter and amended plan on 03.05.20 involving the “handing” of detached dwellings on plots A8, A62, A69, A70, A72, A73, A74, A75, A82, A83, A87 and A112 to make best use of sunlight. Dwelling types not changes and driveways still meet requirements.
Yes/No Cannot alter the site for which planning approval has been granted and which was defined by a red line on the site location 21(2)(c)(iii) The boundary of the site is not altered Yes
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map by changing that line Cannot make material changes to the vehicular access arrangements for which planning approval has been granted 21(2)(c)(iv) The main entrance into the site is not amended. Amendments to the layout of internal roads and minor amendments to drives. Within the context of the application these are not considered material. Yes Cannot alter the conditions (if any) which have been imposed 21(2)(c)(v) C2 is phasing in accordance with specified drawings and C3 is planting in accordance with specified drawings, but given the changes these conditions are considered to be unaffected.
C9 requires vehicle areas to be in accordance with approved plans (but doesn’t list numbers). If MCH is approved the approved plans will change and so this condition can still be applied unchanged.
The S.13 agreement relates to a commuted sum for AH and provision of a play area (unchanged). Plans within the S13 will remain unchanged. Yes Cannot be made where the parent approval is less than 21 days old, subject to an undetermined appeal or has expired
21(2)(d) The approval is valid Yes Requirement Source Analysis Pass Application Content Application Form 22(3)(a) Provided Yes Information in Schedule 1: • Site location plan (including flood risk assessment) • The planning approval that is the subject of the application • The changes to that approval which are being applied for • An explanation as to why those changes are being applied for; • (if relevant) the site plan, and the plans, elevations and sections of the proposed buildings and structures amended to indicate the changes. 22(3)(a&c) Provided Yes Document specified on form but 22(3)(b) Provided Yes
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not in Schedule 1 Fee 22(3)(4) Provided Yes Such further info as Department may request prior to determination 22(6) Provided Yes Requirement Source Analysis Pass Determination Must not significantly increase the size or scale of the development in question 23(1)(a) The changes alter the layout of the proposal only Yes Must not significantly change the nature of the development in question 23(1)(b) The changes alter the layout of the proposal only Yes Requirement Source Analysis Pass Must not result in an approval which, at the time of approval, complied with a Development Plan, National Policy Directive or a Planning Policy Statement, ceasing to do so 23(1)(c) The changes relate to road/pavement layout. DOI Highways have been consulted (exceptionally, for an MCH application) and have commented on 13.05.20, “The revision provides additional pedestrian access links to the A5 and a revised traffic calming layout, as such the Department determines that the proposals represents an improvement for pedestrian accessibility and safety”.
The alterations to the housing plots will increase their access to sunlight and are not considered to have any material wider impacts. Yes Must not result in new or increased adverse impacts on adjoining or neighbouring properties having a significant or disproportionate impact on the environment (irrespective of whether such impacts might be outweighed by other considerations) 23(1)(d) The changes are within the site and to the footway that borders it. Yes Must not be more than minor and to be of a magnitude to warrant a new application 23(1)(e) There are a number of changes and both individually and cumulatively on a smaller application these may be considered to go beyond minor changes, however given the scale of the development and that the changes predominantly relate to internal layout it is considered that in this instance they could be considered minor. Yes Must not otherwise fundamentally change the basis 23(1)(e) No concerns Yes
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on which the grant was originally made. If it does not do any of the above, must then be considered. 23(2) The changes will result in an overall improvement to the layout and no new or increase material negative impacts have been identified. Yes Notice of Decision Set out whether all, some or no changes are accepted (And which is which) 24(2)(a) All of the changes applied for are approved. For any elements refused, the reasons for that. 24(2)(b) N/A
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I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 29/5/20
Determining officer Signed : J CHANCE
Jennifer Chance
Director of Planning and Building Control
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