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Government Railig: Ellin Vannin
Properties Division Mr S Curtis Properties Division Department Of Infrastructure First Floor Sea Terminal Building Douglas IM1 2RF
In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by Isle Of Man Water And Sewerage Authority, Ref 13/00609/A, for the approval in principle for the demolition of existing filters building and residential block and redevelopment of site for residential use at Water Filters And Flats Glen Rushen Road Glen Maye Isle Of Man IM5 3BA subject to compliance with the following condition(s):
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. 6. 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.
Date of Issue: 28th January 2014 M Gallagher Director of Planning and Building Control
This decision was made by the Planning Committee in accordance with the authority delegated to it.
This permission refers only to that required under the Town and Country Planning (Development Procedure) (No 2) Order 2013.
In accordance with Article 8 of the same Order any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.
Should you wish to appeal against this decision your request must be in writing, signed by you as appellant, and submitted to the Department within 21 days of the date of this Notice. To further validate the appeal your request must contain:
An appeal form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website http://www.gov.im/categories/planning-and-building-control/planning-development-control/planning-decisions-and-powers-of-appeal/
Please note that a copy of the Officer's report which led to the decision, together with correspondence relative to the application, are available for inspection at the Department.
No development may be undertaken until such time as the relevant reserved matters have been approved by the Planning Authority.
If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department's public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House.
Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice.
Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SFTel (01624 685950) email; [email protected] 13 / 00609 / A
| Application No. : | 13/00609/A | | :-- | :-- | | Applicant : | Isle Of Man Water And Sewerage Authority | | Proposal : | Approval in principle for the demolition of existing filters building | | | and residential block and redevelopment of site for residential | | | use | | Site Address : | Water Filters And Flats | | | Glen Rushen Road | | | Glen Maye | | | Isle Of Man | | | IM5 3BA |
Case Officer : Miss Laura Davy Photo Taken : Site Visit : Expected Decision Level : Planning Committee
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE FOR DETERMINATION AS THE PROPOSAL COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN.
1.1 The application site is the curtilage of Water Filters and Flats, Glen Rushen Road, Glen Maye which is situated to the western side of the highway. The site is currently fenced off as it has been vacant for some time. 1.2 There is a large building to the front of the site which is fairly close to the highway and was used as a water treatment works, and a smaller building towards the rear which was residential, this building is two storey with a flat on each floor. There is an existing vehicular access from the Glen Rushen Road. 1.3 There are a number of residential properties along Glen Rushen Road on both sides. The closest neighbouring property is "Glen Slough" which is to the rear of the application site. There is a row of terrace houses which forms Hillside Terrace, the gardens to the rear of the these properties back on to a lane which serves "Glen Slough" and Hillside Terrace. This lane runs parallel with the north western boundary of the application site. 1.4 The garden and outhouse of Hilary Cottage adjoin the south eastern boundary of the application site, the closest part of the dwelling to the application site is approximately 18 m . On the opposite side of the highway from the application site is Holly Cottage.
2.1 The application seeks permission for approval in principle for the redevelopment of the site for residential use.
3.1 The previous planning applications are considered to be specifically material in the assessment of the current application: 3.2 The large building closest to Glen Rushen Road is the filter house which was granted approval in 1949 under IDO 6348.
3.3 The building to the rear which is two storey was for two flats, this building was granted approval in 1950 under IDO 6818.
4.1 The application site is within an Area of High Landscape or Coastal Value and Scenic Significance identified on the 1982 Development Plan. Given the nature of the application it is appropriate to consider General Policy 3, Spatial Policy 4, Environment Policy 2, Environment Policy 42, Environment Policy 43 and Housing Policy 4 and Housing Policy 5 of the Isle of Man Strategic Plan (20th June 2007).
Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: a) Essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); b) Conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); c) Previously developed land { }^{1} which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; d) The replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); e) Location-dependant development in connection with the working of minerals or the provision of necessary services; f) Building and engineering operations which are essential for the conduct of agriculture or forestry; g) Development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and h) Buildings or works required for interpretation of the countryside, its wildlife or heritage. 4.3 Within the spatial policies of the Isle of Man Strategic Plan a number of the towns and villages are identified as Service Centres and Service Villages. Glen Maye is not identified as one of these and is one of the villages identified in Spatial Policy 4 which states:
In the remaining villages development should maintain the existing settlement character and should be of an appropriate scale to meet local needs for housing and limited employment opportunities. These villages are: Bride, Sulby, Ballaugh, Glen Mona, Baldrine, Crosby, Glen Vine, Glen Maye, Dalby, Ballafesson, Colby, Ballabeg, Newtown, Strang. Area Plans will define the development boundaries of such settlements so as to maintain their existing character.
The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: a) The development would not harm the character and quality of the landscape; or b) The location for the development is essential. 4.6 Environment Policy 42
New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans.
New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions { }^{1} of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances: a) Essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10 ; b) Conversion of redundant rural buildings in accordance with Housing Policy 11; and c) The replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14.
In granting planning permission on land zoned for residential development or in predominantly residential areas the Department will normally require that 25 % of provision should be made up of affordable housing. This policy will apply to developments of 8 dwellings or more. 4.9 Energy Policy 2 states: Land within 9 m either side of an overhead High Tension power cable will be safeguarded from development.
5.1 Environmental Health Officer for the Department of Environment, Food and Agriculture have commented on the application regarding Housing (Flats) Regulations 1982. 5.2 Manx Electricity Authority has expressed an interest in the application, commenting on existing overhead electricity lines in the vicinity of the site. 5.3 Highways Division are 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. The visibility to the northern direction is marginally below the requirement of 45 m , the low traffic speeds recorded at the site are sufficient to justify accepting a reduced visibility. They recommend a condition be attached requiring that the visibility splays be constructed prior to the commencement of any other works on site. 5.4 The owner/occupier of Hilary Cottage, Glen Rushen Road, Glen Maye have registered their interest in the application. They note that the Water and Sewerage Authority have a right to access over/into their garden as a mains pipe runs underneath their plot. 5.5 The owners/occupiers of Holly House, Glen Rushen Road, Glen Maye live opposite the application site, they note that the Glen Rushen Road is narrow and cannot be widened and would not support a large increase in the number of regular traffic movements which could arise from the development. 5.6 Patrick Commissioners have no objection to the demolition of the buildings but they note that the Commissioners believe that the site should be used for affordable housing. The Commissioners believe that the ownership should remain within the public sector. Having viewed the Transport Statement submitted by the applicant they note that there is a large discrepancy in the numbers and it needed further explanation. They feel that the survey lacks credibility and should be disregarded with a requirement that it be repeated and checked for accuracy before being submitted as core data for a planning application.
6.1 The critical considerations in this case are the principle of the loss of the buildings on the site, the principle of development and the principle of whether a residential use on this site would be acceptable. 6.2 The existing buildings are neither of interest nor architectural merit. They are not Registered nor are they within a designated Conservation Area, the buildings could be demolished without planning permission as set out under the Town and Country Planning Act 1999 Part 2, Paragraph 2, section e), sub section ii), therefore the principle of them being removed from site is acceptable. 6.3 The building closest to the highway has a fairly large frontage and does not make a positive contribution to the character and appearance of the street scene. Whilst the land is not zoned for development and is within an Area of High Landscape or Coastal Value and Scenic Significance, General Policy 3 allows for the use of previously developed land. Under the glossary of terms it states that there is no presumption that land that is previouslydeveloped is necessarily suitable for housing development, however it is considered that the redevelopment of this particular site is likely to reduce the impact of the current situation on the landscape or wider environment. The site is within the existing settlement of Glen Maye but at present is not overly in keeping with the character of the settlement. 6.4 The site is within the village but does not provide an open or green space. The proposed development would make use of a previously developed site and would not result in a loss of open or green spaces. 6.5 The neighbouring properties surrounding the application site are predominantly residential; it is therefore considered that the proposed use would be compatible with the neighbouring properties. It is judged that residential use would be acceptable on the site provided that the proposed buildings would respect the existing character of the area. 6.6 The owner/occupier of Hilary Cottage has raised concerns regarding the right of access over their land. Whilst we can appreciate their concerns, this is a civil matter and is not a material planning consideration. 6.7 The owner/occupier of Holly House has raised concerns regarding the level of traffic which could be generated. 6.8 A Transport Statement has been provided and the Highways Division are satisfied that a 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 network. Visibility in the northern direction is marginally below the requirement of 45 m . The location of the access in close proximity to the junction of Main Road and the low traffic speeds recorded at the site are sufficient to justify accepting a reduced visibility. 6.9 Although the Highways Division have assessed the proposed application in terms of ten units this was to measure the potential increase in number of vehicles using the highway. Whilst the Highways Division are satisfied that a maximum number of 10 dwellings would not have an adverse impact upon road safety this does not imply that 10 dwellings would be acceptable in planning terms. 6.10 The Agent has addressed the points raised by Patrick Commissioners and provide clarification regarding the figures that were provided as part of the transport assessment. The Commissioners queried that there appear to be more vehicles coming from the dead end of the cul-de-sac than go into the road. This has been explained that some vehicles may have gone through the dead end and towards Glen Rushen Mines. The Highways Division have
advised there can be discrepancies in the numbers of vehicles as the traffic counting is carried out at different periods during the day. 6.11 Where developments of 8 dwellings or more are proposed the Department will normally require that 25 % of provision should be made up of affordable housing. Given that the size of the site is limited ( 0.17 ha ) it is unlikely that a development of this scale could be accommodated within the curtilage of the site. Given the size limitations of the site it was considered inappropriate to require a legal agreement for affordable housing that would be costly to the applicants. Whilst the site is unlikely to accommodate this number it is considered necessary to have a condition requiring the need for a legal agreement if the reserved matters application was for 8 or more dwellings. However at this stage no plans have been seen that demonstrate such a number of dwellings could be accommodated on the site.
7.1 The existing buildings do not contribute to the amenity of the village and their proposed replacement with residential dwellings is seen to be an improvement, subject of course to a development of an appropriate density, design and scale, all of which are to be assessed as part of a further application. 7.2 For the above reasons the application is considered to be acceptable and is recommended for approval.
8.1 The local authority, Patrick Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status. 8.2 The Manx Electricity Authority is considered an "interested person" under the criteria set out in the Town and Country Planning (Development Procedure) Order 2005, and as such is afforded party status. 8.3 The Department of Environment, Food and Agriculture is not considered an "interested person" under the criteria set out in the Town and Country Planning (Development Procedure) Order 2005, and as such is not afforded party status. 8.4 The owner/occupier of Holly House, Glen Rushen Road is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (6) (a), considered an "interested person" and as such should be afforded party status. 8.5 The owner/occupier of Hilary Cottage, Glen Rushen Road is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (6) (a), considered an "interested person" and as such should be afforded party status.
Recommended Decision: Permitted
Date of 20.01.2014
Recommendation:
C 1. 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.
C 2. 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.
C 3. 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.
C 4. 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.
C 5. 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.
C 6. 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.
C 7. 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.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
| Application No. : | 13/00609/A | | --- | --- | | Applicant : | Isle Of Man Water And Sewerage Authority | | Proposal : | Approval in principle for the demolition of existing filters building and residential block and redevelopment of site for residential use | | Site Address : | Water Filters And Flats | | | Glen Rushen Road | | | Glen Maye | | | Isle Of Man | | | IM5 3BA |
Case Officer : Photo Taken : Site Visit : Expected Decision Level :
Miss Laura Davy lkorect, have printed geain heving Selected Planning Committee on Balbeem.
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE FOR DETERMINATION AS THE PROPOSAL COULD BE CONSIDERED CONTRARY TO THE DEVELOPMENT PLAN.
1.1 The application site is the curtilage of Water Filters and Flats, Glen Rushen Road, Glen Maye which is situated to the western side of the highway. The site is currently fenced off as it has been vacant for some time. 1.2 There is a large building to the front of the site which is fairly close to the highway and was used as a water treatment works, and a smaller building towards the rear which was residential, this building is two storey with a flat on each floor. There is an existing vehicular access from the Glen Rushen Road. 1.3 There are a number of residential properties along Glen Rushen Road on both sides. The closest neighbouring property is "Glen Slough" which is to the rear of the application site. There is a row of terrace houses which forms Hillside Terrace, the gardens to the rear of the these properties back on to a lane which serves "Glen Slough" and Hillside Terrace. This lane runs parallel with the north western boundary of the application site. 1.4 The garden and outhouse of Hilary Cottage adjoin the south eastern boundary of the application site, the closest part of the dwelling to the application site is approximately 18 m . On the opposite side of the highway from the application site is Holly Cottage.
2.1 The application seeks permission for approval in principle for the redevelopment of the site for residential use.
3.1 The previous planning applications are considered to be specifically material in the assessment of the current application: 3.2 The large building closest to Glen Rushen Road is the filter house which was granted approval in 1949 under IDO 6348.
3.3 The building to the rear which is two storey was for two flats, this building was granted approval in 1950 under IDO 6818.
4.1 The application site is within an Area of High Landscape or Coastal Value and Scenic Significance identified on the 1982 Development Plan. Given the nature of the application it is appropriate to consider General Policy 3, Spatial Policy 4, Environment Policy 2, Environment Policy 42, Environment Policy 43 and Housing Policy 4 and Housing Policy 5 of the Isle of Man Strategic Plan (20th June 2007).
Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: a) Essential housing for agricultural workers who have to live close to their place of work; (Housing Policies 7, 8, 9 and 10); b) Conversion of redundant rural buildings which are of architectural, historic, or social value and interest; (Housing Policy 11); c) Previously developed land { }^{1} which contains a significant amount of building; where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environment; and where the development proposed would result in improvements to the landscape or wider environment; d) The replacement of existing rural dwellings; (Housing Policies 12, 13 and 14); e) Location-dependant development in connection with the working of minerals or the provision of necessary services; f) Building and engineering operations which are essential for the conduct of agriculture or forestry; g) Development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and h) Buildings or works required for interpretation of the countryside, its wildlife or heritage. 4.3 Within the spatial policies of the Isle of Man Strategic Plan a number of the towns and villages are identified as Service Centres and Service Villages. Glen Maye is not identified as one of these and is one of the villages identified in Spatial Policy 4 which states:
In the remaining villages development should maintain the existing settlement character and should be of an appropriate scale to meet local needs for housing and limited employment opportunities. These villages are: Bride, Sulby, Ballaugh, Glen Mona, Baldrine, Crosby, Glen Vine, Glen Maye, Dalby, Ballafesson, Colby, Ballabeg, Newtown, Strang. Area Plans will define the development boundaries of such settlements so as to maintain their existing character.
The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: a) The development would not harm the character and quality of the landscape; or b) The location for the development is essential. 4.6 Environment Policy 42
New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans.
New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions { }^{1} of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances: a) Essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10 ; b) Conversion of redundant rural buildings in accordance with Housing Policy 11; and c) The replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14.
In granting planning permission on land zoned for residential development or in predominantly residential areas the Department will normally require that 25 % of provision should be made up of affordable housing. This policy will apply to developments of 8 dwellings or more. 4.9 Energy Policy 2 states: Land within 9 m either side of an overhead High Tension power cable will be safeguarded from development.
5.1 Environmental Health Officer for the Department of Environment, Food and Agriculture have commented on the application regarding Housing (Flats) Regulations 1982. 5.2 Manx Electricity Authority has expressed an interest in the application, commenting on existing overhead electricity lines in the vicinity of the site. 5.3 Highways Division are 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. The visibility to the northern direction is marginally below the requirement of 45 m , the low traffic speeds recorded at the site are sufficient to justify accepting a reduced visibility. They recommend a condition be attached requiring that the visibility splays be constructed prior to the commencement of any other works on site. 5.4 The owner/occupier of Hilary Cottage, Glen Rushen Road, Glen Maye have registered their interest in the application. They note that the Water and Sewerage Authority have a right to access over/into their garden as a mains pipe runs underneath their plot. 5.5 The owners/occupiers of Holly House, Glen Rushen Road, Glen Maye live opposite the application site, they note that the Glen Rushen Road is narrow and cannot be widened and would not support a large increase in the number of regular traffic movements which could arise from the development. 5.6 Patrick Commissioners have no objection to the demolition of the buildings but they note that the Commissioners believe that the site should be used for affordable housing. The Commissioners believe that the ownership should remain within the public sector. Having viewed the Transport Statement submitted by the applicant they note that there is a large discrepancy in the numbers and it needed further explanation. They feel that the survey lacks credibility and should be disregarded with a requirement that it be repeated and checked for accuracy before being submitted as core data for a planning application.
6.1 The critical considerations in this case are the principle of the loss of the buildings on the site, the principle of development and the principle of whether a residential use on this site would be acceptable. 6.2 The existing buildings are neither of interest nor architectural merit. They are not Registered nor are they within a designated Conservation Area, the buildings could be demolished without planning permission as set out under the Town and Country Planning Act 1999 Part 2, Paragraph 2, section e), sub section ii), therefore the principle of them being removed from site is acceptable. 6.3 The building closest to the highway has a fairly large frontage and does not make a positive contribution to the character and appearance of the street scene. Whilst the land is not zoned for development and is within an Area of High Landscape or Coastal Value and Scenic Significance, General Policy 3 allows for the use of previously developed land. Under the glossary of terms it states that there is no presumption that land that is previouslydeveloped is necessarily suitable for housing development, however it is considered that the redevelopment of this particular site is likely to reduce the impact of the current situation on the landscape or wider environment. The site is within the existing settlement of Glen Maye but at present is not overly in keeping with the character of the settlement. 6.4 The site is within the village but does not provide an open or green space. The proposed development would make use of a previously developed site and would not result in a loss of open or green spaces. 6.5 The neighbouring properties surrounding the application site are predominantly residential; it is therefore considered that the proposed use would be compatible with the neighbouring properties. It is judged that residential use would be acceptable on the site provided that the proposed buildings would respect the existing character of the area. 6.6 The owner/occupier of Hilary Cottage has raised concerns regarding the right of access over their land. Whilst we can appreciate their concerns, this is a civil matter and is not a material planning consideration. 6.7 The owner/occupier of Holly House has raised concerns regarding the level of traffic which could be generated. 6.8 A Transport Statement has been provided and the Highways Division are satisfied that a 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 network. Visibility in the northern direction is marginally below the requirement of 45 m . The location of the access in close proximity to the junction of Main Road and the low traffic speeds recorded at the site are sufficient to justify accepting a reduced visibility. 6.9 Although the Highways Division have assessed the proposed application in terms of ten units this was to measure the potential increase in number of vehicles using the highway. Whilst the Highways Division are satisfied that a maximum number of 10 dwellings would not have an adverse impact upon road safety this does not imply that 10 dwellings would be acceptable in planning terms. 6.10 The Agent has addressed the points raised by Patrick Commissioners and provide clarification regarding the figures that were provided as part of the transport assessment. The Commissioners queried that there appear to be more vehicles coming from the dead end of the cul-de-sac than go into the road. This has been explained that some vehicles may have gone through the dead end and towards Glen Rushen Mines. The Highways Division have
advised there can be discrepancies in the numbers of vehicles as the traffic counting is carried out at different periods during the day. 6.11 Where developments of 8 dwellings or more are proposed the Department will normally require that 25 % of provision should be made up of affordable housing. Given that the size of the site is limited ( 0.17 ha ) it is unlikely that a development of this scale could be accommodated within the curtilage of the site. Given the size limitations of the site it was considered inappropriate to require a legal agreement for affordable housing that would be costly to the applicants. Whilst the site is unlikely to accommodate this number it is considered necessary to have a condition requiring the need for a legal agreement if the reserved matters application was for 8 or more dwellings. However at this stage no plans have been seen that demonstrate such a number of dwellings could be accommodated on the site.
7.1 The existing buildings do not contribute to the amenity of the village and their proposed replacement with residential dwellings is seen to be an improvement, subject of course to a development of an appropriate density, design and scale, all of which are to be assessed as part of a further application. 7.2 For the above reasons the application is considered to be acceptable and is recommended for approval.
8.1 The local authority, Patrick Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status. 8.2 The Manx Electricity Authority is considered an "interested person" under the criteria set out in the Town and Country Planning (Development Procedure) Order 2005, and as such is afforded party status. 8.3 The Department of Environment, Food and Agriculture is not considered an "interested person" under the criteria set out in the Town and Country Planning (Development Procedure) Order 2005, and as such is not afforded party status. 8.4 The owner/occupier of Holly House, Glen Rushen Road is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (6) (a), considered an "interested person" and as such should be afforded party status. 8.5 The owner/occupier of Hilary Cottage, Glen Rushen Road is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (6) (a), considered an "interested person" and as such should be afforded party status.
Recommended Decision: Permitted
Date of 20.01.2014
Recommendation:
C 1. 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.
C 2. 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.
C 3. 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.
C 4. 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.
C 5. 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.
C 6. 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.
C 7. 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.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : \qquad Determining officer (delete as appropriate) Signed : \qquad Anthony Holmes Senior Planning Officer Signed : \qquad Michael Gallagher Director of Planning and Building Control
Signed : \qquad Sarah Corlett Senior Planning Officer Signed : \qquad Jennifer Chance Development Control Manager
PA13/00609/A Isle Of Man Water And Sewerage Authority Approval in principle for the demolition of existing filters building and residential block and redevelopment of site for residential use, Water Filters And Flats Glen Rushen Road Glen Maye Isle Of Man IM5 3BA Planning Officer: Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 23.05.2013, includes;
Dev Control Polygons: Reference Number: 13/00609/A Status: Pending Consideration Proposal: Approval in principle for the demolition of existing filters building and residential block and redevelopment of site for residential use
Reference Number: 90/00881/B Status: Permitted on Review Proposal: Installation of 1 tonne propane gas tank, Glen Maye Water Works, Patrick.
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