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PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00100/B Applicant : Hartford Homes Proposal : Erection of 2No Detached Dormer Bungalows with Detached Garages Incorporating amendments to PA 21/01567/B Site Address : Plot 1 & 2 Netherby Douglas Road Castletown IM9 1TN
Planning Officer: Paul Visigah Photo Taken : Site Visit : 01.05.2024 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.06.2024 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. 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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2012 (or any Order amending, revoking or re-enacting that Order with or without modification) no means of enclosure, structures or other free standing buildings, other than as shown on the approved plans shall be erected on the site.
Reason: In order to safeguard the character and appearance of the area.
C 3. Prior to the installation of the bat, bird and bee bricks on each of the dwellings, plans shall be submitted to Planning for written approval containing details of Bat, Bird and Bee bricks on the new development. The development shall not be carried out unless in accordance with the approved details, and shall thereafter be permanently retained as such.
The wildlife mitigation must be installed as shown on Drawing Nos. 24 Rev A and 25 Rev A.
None of the dwellings hereby approved shall be occupied until bat, bird, and bee bricks have been installed/constructed as detailed in the approved plans.
Reason: To provide adequate safeguards for the ecological species existing in the locality.
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C 4. No external lighting shall be installed or operated within the site other than in accordance with the scheme of low level lighting (designed in accordance with the recommendations outlined in the BCT and Il-P Guidance Note 8 Bats and Artificial Lighting (12 September 2018), which has been submitted to and approved in writing by the Department.
Reason: In the interest of visual amenity and to protect and enhance wildlife interests.
C 5. None of the dwellings hereby approved shall be occupied until a stacked log pile or hibernaculum suitable for Common Lizard, as shown on Plan No Hart_55_03B (Proposed Site Plan) under PA 21/01567/B, has been constructed in accordance with the details set out at Appendix VII of the Manx Wildlife Trust Preliminary Ecological Appraisal Report dated June 2021. The stacked log pile/ hibernaculum shall be retained thereafter.
Reason: In the interests of protecting and enhancing biodiversity.
C 6. The existing trees marked for retention on the Outline Tree Protection Plan (Drawing No. OTP-201221 under PA 21/01567/B) shall be retained in accordance with the approved details. Any retained tree which within five years of the approved development being occupied or completed (whichever is the later) dies, are removed or become seriously damaged or diseased shall be replaced by a similar species, of a size to be first approved in writing by the Department, during the next planting season or in accordance with a programme of replacement to be agreed in writing with the Department.
The Arboricultural monitoring indicated in the Arboricultural Method Statement, which forms part of the tree protection for the site shall be carried out in accordance with the details outlined in the Manx Root Tree Survey and Report.
Reason: To safeguard the appearance of the development and the surrounding area.
C 7. The replacement tree planting shown on Plan No Hart_55_06A (Landscape Plan) under PA 21/01567/B, shall be carried out in the first planting season following the removal of the existing trees. Any replacement trees which, within a period of five years from their planting die, are removed or, in the opinion of the Department, become seriously damaged or diseased, shall be replaced as soon 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.
Reason: In order to protect and enhance the character and appearance and biodiversity of the area
C 8. None of the dwellings hereby approved shall be occupied until the existing vehicular access to the site has been closed and the verge reinstated and the new access, visibility splays and all parking and turning areas have been provided and surfaced in accordance with the details shown on Dwg. Nos ITB16403-GA-007D (in the i-Transport Technical Note (BT/1TB16403-001 TN dated 17 December 2021) and Plan No Hart_55_03B (Proposed Site Plan) as submitted under PA 21/01567/B. Once provided, all access, parking and turning areas shall thereafter be permanently retained as such.
Reason: To ensure an appropriate means of access, parking and turning space in the interest of highway safety.
C 9. None of the dwellings hereby approved shall be occupied until foul sewage and surface water drainage systems have been provided as shown on Plan Nos Hart_55_16A (Drainage Plan Pumped Option) and Hart_55 03B (Proposed Site Plan) submitted under PA 21/01567/B. The foul and surface water drainage systems shall be permanently retained in working order thereafter.
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Reason: In order to prevent flooding on the highway, to prevent pollution and in order to safeguard the living conditions of adjoining occupiers.
C 10. Other than works of demolition and excavation, any construction works audible at the site boundary shall only be carried out between 08.00 and 18.00 Monday to Friday; between 08.00 and 13.00 on Saturday; and at no time on Sundays and/or bank or public holidays. Works of demolition and excavation shall only be carried out between 08.00 and 18.00 Monday to Friday; and at no time on Saturdays, Sundays and/or bank and public holidays.
Reason: In order to protect the living conditions of adjoining occupiers.
N. FOR YOUR INFORMATION Please be aware that a ban on the installation of fossil fuel heating systems in any new building(s) and or extension(s), will come into force on 1st January 2025.
You therefore are encouraged to ensure that your proposed development includes alternatives to fossil fuel heating systems if you believe that such works will not be completed by that date.
To this end, if you propose an alternative, such as air source or ground source heat pump(s), or any other heating system that would require planning approval, the details of this should be addressed now. This may require you to resubmit your planning application to accommodate the alternative permitted heating system proposed.
This application has been recommended for approval for the following reason. The current proposal would be an appropriate form of development that does not harm the use and enjoyment of neighbouring properties, or public amenity, and is designed to comply with General Policy 2, Strategic Policies 3(b) and 5, and Environment Policies 3, 4, 22, 40 and 42 of the Isle of Man Strategic Plan 2016, as well as the principles promoted by the Residential Design Guide.
Plans/Drawings/Information;
This decision relates to the documents and Plans received 30 January 2024, and Amended Plans received 7 March 2024.
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Interested Person Status - Additional Persons
It is recommended that the owners/occupiers of the following properties should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2): 2 Brookfield Avenue, Castletown; and Braemer, Douglas Road, Castletown,
As they are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy __
Officer’s Report
1.0 THE SITE
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1.1 The sites exist as part of the residential curtilage of Netherby, which previously housed a large detached dwelling which sits to the north east of Brookfield Avenue and to the south of an open field all to the west of the A5 Castletown/Douglas Road opposite the southern part of the Isle of Man Airport.
1.2 The boundary of the site to the A5 is provided by in the most part, a rendered wall painted cream with a white coping although the eastern 17.5m take the form of a slightly higher stone wall which ends just past the eastern edge of the application site, abutting the land to the east which has a low bank and hedging atop as its boundary to the A5. The grounds of the property are largely screened by the conifers within the site. As one reaches the rendered boundary wall, there is less planting and a clear view into the site is achievable.
1.3 The boundary with the Brookfield Avenue properties is formed by a low bank with trees and shrubs on top - quite an informal boundary but there are also trees within the grounds of the application site which provide separation between the more open lawned areas and this boundary.
2.0 THE PROPOSAL 2.1 Planning approval is sought for Erection of 2No Detached Dormer Bungalows with Detached Garages Incorporating amendments to PA 21/01567/B. This scheme proposes changes to the dormer bungalows which were approved as part of the broader scheme for the site. The amendments to the previously approved dwellings are variations to the front porch and rear elevation which includes.
2.2 The amendments to Plot 1 would comprise: 2.2.1 Increasing the width of the front facing gable and incorporating a WC with a toilet window fenestration created on the front elevation. Other changes on the front elevation would include reducing the size of the window to the right side of the front gable, and increasing the width of the window on the projecting front gable. A new 1140 x 1400mm roof light would also be installed on the front roof plane. The solar panels which were split on either side of the front facing gable on the front roof plane would be combined to the left side of the front roof plane.
2.2.2 To the rear, the changes would comprise alterations to the window at the rear of bedroom 1 to create a door and window.
2.3 The amendments to Plot 2 would comprise: 2.3.1 Similar changes proposed to the front elevation as with Plot 1, although the position of the changes would be the reverse of those proposed on Plot 1.
2.3.2 To the rear, the changes would comprise alterations to the window at the rear of bedroom 1 to create a door and window, and replacing the single door at the rear which was to serve the utility room with a new set of bifold doors. This is necessitated by the fact that the utility room would be relocated to the east elevation of the dwelling.
2.3.3 A new door would be created on the east elevation to enable access to the utility room.
2.4 Both dwellings would have at least two off road parking spaces and also have access to detached double garages.
2.5 The proposal would also include the installation of a Mitubishi electric 11.2kw Ecodan heat pump or similar model - PUZ-WM112VAA size = 1050mm (w) x 480mm (d) x 1020mm (h), noise levels = heating 47 db cooling 49 db measured 1m of face of fan on each of the dwellings. The ASHP would be installed on the east elevation of Plot 1, where it would not be close to any dwelling, while the ASHP for Plot 2 would be positioned on its west elevation, enclosed by hedges and a fence, and positioned about 17m from the garage at Plot 4, and
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about 20m from the first floor bedroom window serving the east elevation of the bedroom above the garage.
2.6 All other details including landscape, wildlife and tree protection, drainage, and flood management, remain as approved in PA 21/01567/B are not altered by the proposed amendments. As such, these would not be assessed as part of the current proposal.
3.0 PLANNING POLICY 3.1 The site is not designated for development on the Area Plan for the South 2013 (Map 4) and it is not within a Conservation Area. The site is, however, flanked by a Strategic Reserve on the northeast and northwest boundaries, while a Predominantly Residential Area forms the southwest boundary. The site is not prone to flood risks, or within a registered tree area and there are no registered trees on site.
3.2 Area: Area Plan for the South 3.2.1 The Character Appraisal within the Area Plan for the South states thus concerning the area: i. Landscape Character Area: Castletown and Ballasalla (F7) "The overall strategy is to conserve the character, quality and distinctiveness of this open area that contributes to the setting of Castletown and Ballasalla, to enhance the river field pattern and to conserve the aquatic habitat corridor of the Silverburn.
Key Views: Open and panoramic views out to sea and over Langness' rocky shoreline beyond the Airport. Key views to the prominent landmarks of Castle Rushen and King William's College."
ii. Landscape Proposal 6: In determining applications for development consideration should be given to the siting of tall vertical elements so that they do not affect the setting of King William's College and Castle Rushen.
iii. Green Gap Proposal 3: Between Castletown and the Airport/Ronaldsway Business Park (inclusive of Site SR2), development which would erode the separation and detract from the openness between the two areas will not be permitted.
iv. Development Brief SR2: "1. This site is a Strategic Reserve Site for Business Park purposes only. 2. The site must only be used for Business Park uses in accordance with the definition set out in Appendix 1 of the Isle of Man Strategic Plan, 2007, or its replacement. 3. No part of the site will be released for development until such time as: i. the Isle of Man Strategic Plan Review has commenced; ii. a Monitoring Report for the South has been produced by the Department recommending its release; and iii. the Department is satisfied that the site needs to be released for Business Park uses and has issued a decision to such effect. 4. Any detailed application for the site must be accompanied by and form part of a Master Plan for the whole site (unless the detailed application covers the whole site). The Master Plan must satisfactorily address the matters of the intended phasing, general layout and internal road position. Any detailed application which incorporates the first phase must: i. demonstrate and provide details for the main access road into the site which must be in the form of a link to the existing Ronaldsway Industrial Estate access road (Estate renamed as the Ronaldsway Business Park as part of this Plan); and ii. include a structural landscaping plan for the whole site. 5. Any application must include satisfactory arrangements for access, parking and traffic circulation within the site. The applicant is encouraged to discuss this with the Highways Division (DoI) prior to the submission of any application.
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6. The structural landscaping plan must show appropriate planting and surface treatments to enable the creation of a high quality parkland setting with an adequate buffer between the activities and any buildings proposed on the site and the neighbouring residents. 7. Any scheme must consist of high quality building design, materials, landscaping and surface treatments and include appropriate lighting. 8. The overall design (including the landscaping and lighting arrangements) must not hinder the operations/functions of Ronaldsway Airport. 9. Any detailed application must include a Traffic Assessment. Due regard must be paid to the requirements of the proposed Planning Policy Statement on 'Development Contributions to the Ballasalla By-pass.' 10. Car parking must be in accordance with the Isle of Man Strategic Plan, 2007, or its replacement and must be appropriate to the scale and type of development proposed and designed in conjunction with the landscaping scheme for the site. 11. Any application must demonstrate arrangements for public transport provision in the form of the location of bus stops, cycleways and pedestrian links to the airport and steam railway halt. 12. No part of the site must be developed until there is in place an approved Drainage Master Plan which must be prepared following discussions with the Isle of Man Water & Sewerage Authority. This is to ensure adequate arrangements are made for the entire development site. The Drainage Master Plan shall take into account the presence of existing foul and surface water public sewers which cross the site".
v. Business Parks: "A development encompassing land for light industrial purposes, warehousing, new technology companies involved in scientific, commercial, or industrial research or development and office accommodation as the corporate headquarters of companies having multiple and diverse interests (but excluding financial/professional services to visiting members of the public); buildings should be set in parkland which should dominate the landscape".
3.3 National: Strategic Plan 2016 a. General Policy 2 - General Development Considerations. b. General Policy 3 - presumption against development outside allocated sites. c. Strategic Policy 1 - Efficient use of land and resources. d. Strategic Policy 2 - Development focussed in existing towns and villages. e. Strategic Policy 3 - Development to safeguard character of existing towns and villages and to avoid coalescence. f. Strategic Policy 4 - Development to protect or enhance setting of Registered Buildings, landscape quality and biodiversity. g. Strategic Policy 5 - Design and visual impact. h. Strategic Policy 10 - Sustainable transport. i. Strategic Policy 11 - Housing needs. j. Environment Policy 1 - protection of countryside and its ecology. k. Environment Policy 3 - Development to safeguard woodland of high amenity value l. Environment Policy 4 - Protection of species and habitats m. Environment Policy 5 - Mitigation against damage to or loss of habitats n. Environment Policy 14 - Loss of important agricultural land (Classes 1/2) only permitted in case of overriding national need o. Environment Policy 22 - Protection of environment and/or residential amenity from pollution p. Environment Policy 40 - Protects important archaeological sites, Ancient Monuments or the setting thereof. q. Environment Policy 41 - Requirement of archaeological assessment r. Environment Policy 42 - Designed to respect the character and identity of the locality s. Housing Policy 4 - New Housing to defined existing towns t. Housing Policy 6 - Residential development to be undertaken in accordance with development brief or Paragraph 6.2 of Plan.
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u. Transport Policy 1 - Proximity to existing public transportation services v. Transport Policy 4 - Highway Safety w. Transport Policy 7 - Parking Provisions x. Community Policy 7 - Designing out criminal and anti-social behaviour y. Community Policy 10 - Proper access for firefighting appliances z. Community Policy 11 - Prevention for the outbreak and spread of fire
4.0 OTHER MATTERIAL CONSIDERATIONS 4.1 Residential Design Guidance 2021 4.1.1 This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction. Section 2.0 on Sustainable Construction, Section 5 on Architectural Details, and 7.0 on Impact on Neighbouring Properties, are considered relevant to the current application.
4.2 IOM Biodiversity Strategy 2015 to 2025 seeks to manage biodiversity changes to minimise loss of species and habitats, whilst seeking to maintain, restore and enhance native biodiversity, where necessary. Section 21 deals with Habitat loss actions through promoting a policy of 'no net loss' for semi-natural Manx habitats and species and to ensure that unavoidable loss is replaced or effectively compensated for.
5.0 PLANNING HISTORY 5.1 The broader site area was recently the subject of a planning application for the Replacement of existing dwelling with the erection of 7 detached dwellings with integral garages and associated access, drainage and landscaping. This application was the subject of appeal where the entire development (including the two detached bungalows which the current scheme seeks to amend) was considered acceptable.
5.1.1 The Appeal Inspector, in recommending approval made the following comment: "Since there has been no material change in planning policy, and no change in terms of the physical context of the site. The corollary to that, was an acceptance of the loss of openness that would be a consequence of that development. From that starting point, I have found the proposed layout to be acceptable: not only would it retain, but it would also enhance, the green, vegetated frontage which is important as part of the Green Gap in views from the main road. Moreover, I have found no other harm, including consideration of the living conditions of adjoining occupiers. My conclusion would be the same even were I to disregard the previous appeal decision".
5.1.2 The current scheme seeks alterations to the external elevations of the bungalows that were approved as part of that scheme, whilst integrating ASHP's as additional sustainability elements.
5.2 PA 23/10098/AIR for Information in relation to Condition 6 for PA 21/01567/B for an Archeology Method Statement, was approved for the site - Approved (12th October 2023). When considering this application, Manx National Heritage were consulted for advice on the satisfaction of the condition. The advice received on 11/10/2023 after their review of the submitted documents, confirms that the information satisfies the relevant clauses.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
6.1 DOI Highways Division, find the proposal to have no significant negative impact upon highway safety, network functionality and/or parking (9 February 2024).
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6.2 Manx Utilities Drainage have stated that they are happy with the proposals for the above mentioned planning application and can confirm that the drainage will remain private and will not be adopted by Manx Utilities (13 march 2024).
6.3 DEFA Ecosystem Policy Team confirm that they are content with the updated details which include built in bat, bird and bee bricks on each property. They request that the installation of the bat, bird and bee bricks is secured via a condition should this application be approved (17 June 2024).
6.4 DEFA's Arboricultural Team have stated that as there are no changes to the positon of the dwellings, they have no issue with the application. They recommend that all conditions pertaining to tree protection are carried over on to this application (29 April 2024).
6.5 Malew Parish Commissioners have no objections to the application (7 February 2024).
6.6 Manx National Heritage confirm that the archaeological fieldwork required under Condition 6 applied to 21/01567/B has been completed and that they await a report. They further confirm that the alterations proposed under 24/00100/B in no way impinge on the discoveries that were made, nor vice versa. They therefore have no concerns or reason to comment further in relation to the present application (18 June 2024).
6.7 The owners/occupiers of 2 Brookfield Avenue, Castletown, object to the application on the grounds that the site is zoned as green a gap, with open space protection, the rich archaeological character of the site, and impacts on bats (29 February 2024).
6.8 The Owners/occupiers of Braemer, Douglas Road, Castletown, object to the application on the following grounds (29 February 2024/4 April 2024): o They state that the approved plans shown on the submission is not same as that approved. o They refer to archaeological impacts of the proposed works on the site. o They refer to impacts of works carried out on the broader site area (clearing of trees, demolition of house, and removal of bushes) on wildlife. o They refer to new changes to the proposal. o They refer to the ecosystem Policy Team comments dated 22 February 2024 referring to another application, and not the current application.
7.0 ASSESSMENT 7.1 The fundamental issues to be considered with this application are: a. Principle of residential development; b. Potential impact upon the character/appearance of the street scene; c. Potential impacts upon Neighbouring Residential Amenity; d. Potential impact upon trees; e. Impacts on Ecology; and f. Archaeological Concerns
7.2 The Principle (GP 3, HP 12, 13, HP 14) 7.2.1 In assessing the principle of the proposed development, it is noted that the site is situated in the countryside location where presumptions against development as stipulated within GP3 and EP1 exists. However, the principle of the development has been accepted and established through the previous, as well as the extant approval for the site, which has been commenced and progressed substantially.
7.2.2 Similarly, there has been no change in planning policy or other material planning circumstance since that previous planning approval was granted, and as such there is no reason to reach a different conclusion on the overall general proposal, meaning that the main
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purpose of this current planning application is to assess whether the amendments would be acceptable.
7.3 Character/Appearance (GP2, EP 42, STP 3, & STP 5) 7.3.1 In terms of the visual impacts of the proposed development, it is considered that the scheme as proposed would not involve wholesale changes, but minor alterations to the bungalows previously approved for the site, with the changes such that would also result in mild alterations to the appearance of the dwellings. This is particularly relevant as the proposed alterations would not to lead to any issues or concerns that would render the proposed development unacceptable, or exacerbate the potential visual impacts over that associated with the bungalows approved for the site.
7.3.2 It is also considered that position and orientation of the dwellings is such that there would be limited views to the new dwellings given the nature of the site boundary which would serve to conceal significant sections of the new bungalows proposed for the site. Besides, views to the new bungalows would be read within the context of the site, which already has approval for seven new dwellings, and which the current scheme does not seek to alter (in terms of layout), as well as the existing residential properties situated within Brookfield, with the largely retained tree clusters within the site serving to retain the verdant appearance which is reflected in the existing site character. Likewise, the new hedgerow planted in front, in addition to the new trees proposed on the boundary of the site with the highway would further serve to soften the visual impact of the scheme.
7.3.3 Likewise, the design of dwellings in term of form is modern, albeit with the traditional steeply pitched roof finishes and gable ends, and would be finished in traditional construction materials, including painted render, stone wall cladding and imitation slates on roofs, which would not be at variance with the 1940s houses in Brookfield Avenue, which have a varied range of design styles.
7.3.4 Overall, it is judged that the design, layout, finishes and scale of the development would be appropriate, without having a significant adverse visual impact to the amenities of the street scene, site or area. Accordingly, it is considered that the proposal comply with the requirements of General Policy 2, Environment Policy 42, and Strategic policies 3 (b) and 5 of the IOMSP, as well as the principles advocated by the RDG 2021.
7.4 Impacts on neighbouring amenity (GP2 & EP22, & RDG 2021) 7.4.1 With regard to the potential impacts on neighbouring amenity, it is considered the level and scale of development proposed here, are considered to be relatively modest and not judged to cause harm to neighbouring amenity. This is hinged on the fact that the widened and new fenestrations would be at ground floor level where they would not result in harm to neighbours. Besides, these new fenestration changes would be at positions of the buildings where the separating distances would be at least 24m from the nearest neighbour, such that any impacts that result would be negligible. It is also worth noting that the new screen planting proposed for the boundary of both bungalows would further diminish any concerns for neighbours.
7.4.2 It is considered that the proposed ASHP's hold to potential to impact on neighbouring amenity, particularly the ASHP installed at Plot 2, which is situated closer to neighbours. However, its size, type and position in relation to the nearest neighbour's windows which measures about 20m, and being positioned behind the fence and proposed hedge planting within the curtilage of the house would ensure that noise levels are to be significantly diminished. A condition should be added in respect of the ASHP's to ensure no other model with a potential differing sound level is installed.
7.5 Potential Impact upon Trees (EP3 & GP2)
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7.5.1 In considering potential impacts on trees on the site, it is noted that the current scheme would not bring the development any closer to the existing trees than that which was considered acceptable with the previous application under PA 21/01567/B. The scheme has also been reviewed by the DEFA Arboricultural Team who advise that there are no issue with the application, although they recommend that all conditions pertaining to tree protection are carried over on to this application. As such, it is considered that the development complies with GP 2 (f) and Environment Policy 3 with regard to impact on trees.
7.6 Impacts on Biodiversity (EP 4 & 5, STP 4, & GP 2) 7.6.1 With regard to potential impacts on site Biodiversity, it is considered that a potential impacts upon biodiversity of the site is directly related to tree loss, which was addressed with the previous application, and no element of the current scheme relates to tree removal, given that the current amendments proposed are basically elevation changes.
7.6.2 It is also noted that the DEFA Ecosystem Policy Team (DEFA) have made comments on the application, noting that they are content with the updated details which include built in bat, bird and bee bricks on each property, whilst requesting that the installation of the bat, bird and bee bricks is secured via a condition on approval.
7.7.3 Based on the foregoing, it is felt that the application has satisfied the principles of Environment Policy 4. Conditions would, however, be imposed to ensure that the required mitigation measures are implemented as required by Environment Policy 5.
7.7 Archaeological Concerns 7.7.1 In terms of archaeological Concerns with the current proposal, it is noted that the site holds the potential to support vital ecological findings. However, the advice from Manx National Heritage confirms that the alterations proposed under the current proposal in no way impinge on the discoveries that were made, and as such they have no concerns with the proposal. Therefore, it is considered that the proposal would align with the requirements of Environment Policy 40 of the Strategic plan.
7.8 Other matters 7.8.1 The comments made by the Owners/occupants of Braemer, Douglas Road, Castletown, regarding the discrepancies with the submitted plans are noted. However, the submitted plans are a true reflection of the scheme current proposed for the site. It must be noted that the current scheme is supported by plans previously approved for the site, and the drawing numbers have been amended to reflect the current submission, and this is acceptable as they only point out the changes made and the changes to ted wring number in no way invalidate the current proposal which is correct in its current form.
8.0 CONCLUSION 8.1 Overall, and for the for the reasons indicated within this report it is concluded the proposals comply with the relevant planning policies of the Isle of Man Strategic Plan 2016, Residential Design Guide 2021 and the Area Plan for the South. It is considered that the scheme as proposed would not have significant adverse impacts upon public or private amenities, or result in adverse visual/landscape impacts. Accordingly, the application is recommended for an approval.
9.0 INTERESTED PERSON STATUS 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure;
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(d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
9.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status
9.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 28.06.2024
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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