28 January 2014 · Planning Committee
Filter House, Glen Rushen Road, Glen Maye, Isle Of Man, IM5 3ba
The site currently holds a vacant, fenced-off former water treatment works with a large frontage building close to the highway and a two-storey residential block with flats to the rear. The proposal seeks outline permission to demolish these structures and redevelop for housing, with detailed matters reserved for later…
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The officer assessed the principle of demolition as acceptable since the buildings lack architectural or historic merit, are not registered buildings or in a conservation area, and could be demolished…
General Policy 3
Permits development on previously developed land outside zoned areas if redundant, contains significant buildings, and redevelopment reduces landscape impact. Officer applied exception (c) as site has large redundant buildings harming street scene and landscape; redevelopment for housing deemed an improvement within Glen Maye settlement.
Strategic Policy 4
In remaining villages like Glen Maye, development should maintain settlement character and be appropriate scale for local housing needs. Site within village; residential redevelopment compatible with residential surroundings and improves amenity without breaching boundaries.
Environment Policy 2
Protects Areas of High Landscape or Coastal Value unless development does not harm character. Redevelopment reduces current negative impact of industrial buildings on landscape quality.
Environment Policy 42
New development in settlements must respect local character; no inappropriate backland or loss of green space. Site not green space; redevelopment uses brownfield without such loss.
Housing Policy 4
New housing primarily in towns/villages or exceptional countryside cases including previously developed land. Site qualifies via GP3 cross-reference as within village on brownfield.
Housing Policy 5
Requires 25% affordable housing for 8+ dwellings on residential-zoned or predominantly residential land. Conditioned if triggered at reserved matters due to small site size (0.17 ha) making it unlikely.
Environment Policy 2
Safeguards land 9m either side of high tension overhead lines from development. Condition requires reserved matters to demonstrate compliance and contact Manx Electricity Authority.
Reserved matters approval
Approval of the details of siting, 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 Planning Authority in writing before any development is commenced.
Reserved matters application time limit
The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission.
Development commencement time limit
The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the later.
Principle approval only - site definition
This approval is in principle only and relates to the use of the site for residential accommodation. The site is defined by the red line as shown on drawings 01 and 02 received 22nd May 2013.
Electricity line safeguarding
The application for reserved matters must demonstrate that sufficient provision has been made for the safeguarding of the overhead electricity lines and the applicant should contact the Manx Electricity Authority in this respect. Reason: to accord with Energy Policy 2 which states that land 9 m either side of high tension overhead electricity lines must be safeguarded from development.
Visibility splay provision
The visibility splay shown on drawing 03 Rev A received 15th October 2013 shall be provided prior to the commencement of any other works and shall be retained thereafter.
Affordable housing if 8+ units
In the event that the reserved matters proposes a development of eight or more units, affordable housing shall be provided in accordance with a scheme to be agreed with the Planning Authority prior to the commencement of development. The scheme shall be the subject of a Section 13 agreement. N.B For the avoidance of doubt, Condition 7 does not infer that a scheme of eight or more units is necessarily acceptable. The number of dwellings would be determined through the reserved matters application.
satisfied that the development of approximately 10 dwellings could be accommodated on the site without having an adverse effect on the road safety or capacity of the surrounding road network
