4 September 2024 · Delegated - Principal Planner (Chris Balmer)
1st Floor Flat, Old Surgery, Lewthwaites Way, Port St Mary, Isle Of Man, IM9 5ab
The proposal seeks Approval in Principle for a single detached dwelling on the garden area of the Old Surgery, a two-storey semi-detached property used as apartments on a corner plot in Port St Mary.
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The officer considered the principle of a single residential dwelling appropriate in the mixed-use zoning of Port St Mary town centre under the Area Plan for the South 2013.
General Policy 2
Requires development in accordance with zoning to respect site/surroundings in siting/layout/scale, not adversely affect character, amenity, provide safe access/parking, and not impact road safety. Officer assessed siting as aligned with existing building line, providing separation similar to nearby properties, adequate amenity/parking, and no adverse impacts, thus complying with parts (b), (c), (g), (h), (i).
Transport Policy 7
Requires parking per Appendix 7 standards. Two spaces provided; relaxation justified by town centre proximity to transport/amenities, no highway objections.
Strategic Plan parking standards discretion
Sets two parking spaces standard for dwellings, relaxable near bus routes if no unacceptable on-street parking. Applied due to sustainable town centre location.
Time limit
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 26 of the Town and Country Planning (Development Procedure) Order 2019
Reserved matters approval
Approval of the details of design, external appearance of the building[s], internal layout, means of access, 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) Order 2019.
Bird nest brick
The detailed application (reserved matters) shall provide an integrated bird nest brick suitable for built into the northern elevation of the proposed new dwelling. Reason: To ensure adequate mitigation and a neutral biodiversity impact.
Tree and hedge protection
The reserved matters shall include a scheme for the protection of the retained trees and hedges (a tree protection plan), and details of the appropriate working methods (an arboricultural method statement), all of which shall be prepared in accordance with the recommendations of British Standard BS5837:2012 (Trees in relation to Design, Demolition and Construction - Recommendations). Reason: To allow the proper consideration to be given to the impact of the proposed development on existing trees and hedges and to ensure that the development provides an acceptable visual and environmental impact.
no objections
no significant negative impact upon highway safety, network functionality and/or parking
satisfied with the proposal and has no additional comments
No objections
do not object to the principle of development... recommend mitigation in the form of at least 1 integrated bird nest brick... professional arboricultural opinion... tree and hedge protection plan
Manx Utilities Authority (MUA) initially raised concerns about surface water disposal but ultimately confirmed satisfaction with the updated proposal and issued no objection.
Key concern: loss of urban garden green space
MUA Drainage
No ObjectionMU are satisfied with the updated SW proposal drawing 1105-03 SW, and have no further comments to issue.; MU is satisfied with the proposal and has no additional comments.
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking.
Port St Mary Commissioners
No ObjectionPort St Mary commissioners had no objections to the following planning applications: 24/00761/A
DEFA Ecosystem Policy Officer
No ObjectionThe Ecosystem Policy Team do not object to the principle of development in this area; We recommend that a professional arboricultural opinion is obtained regarding tree protection measures, and a tree and hedge protection plan is submitted with the detailed application.
Conditions requested: professional arboricultural opinion is obtained regarding tree protection measures; tree and hedge protection plan is submitted with the detailed application; mitigation is provided in the form of at least 1 integrated bird nest brick in the new property, high up on a northerly elevation, not above windows or doors. Swift bricks would be appropriate.
DOI Highways Drainage
No ObjectionApplicant should be aware off and comply with the clause above.; Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.
