9 September 2015 · Planning Committee
Land Adjacent To, Ginger Hall Hotel, Ballamanagh Road, Sulby, Isle Of Man, IM7 2hb
The proposal involves building five identical single-storey bungalows (13.5m wide, 10.6m deep, 6.7m ridge height) with garages on overgrown, sloping land zoned for residential use in Sulby. Each has rustic brick/stone fronts, painted render sides, natural slate roofs, and bay windows.
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The officer judged the principle of five dwellings acceptable following a Planning Inspector's prior acceptance in 13/91035/B appeal, as the site is sustainably located in a village on under-used zone…
Strategic Policy 1
Requires optimising previously developed/under-used land, efficient site use with access/amenity, utilising infrastructure. Officer found proposal makes good use of under-used residential-zoned village land, sustainable location.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development primarily in towns/villages or sustainable extensions, countryside exceptionally. Site in village edge, zoned residential, accepted as sustainable urban extension optimising land.
General Policy 2
Requires accordance with zoning/plans, respecting site/surroundings in siting/layout/scale/design, no adverse amenity/highway/landscape impacts, safe access. Satisfied on layout/design/access/amenity after amendments despite prior refusals; partial due to local brief conflict but Strategic Plan prevails.
Housing Policy 1
Makes provision for 6000 additional dwellings 2001-2016. Contributes to housing supply on zoned land.
Transport Policy 4
Highways to accommodate development traffic safely per environmental objectives. Access visibility meets prior approvals, low-speed zone, overrules objection.
Sulby Local Plan (No.2) Order 1998 Development Brief
Limits to two single-storey dwellings maximising hotel parking, retain Claddagh trees, B8 access only, landscaping buffer, foul sewer connection. Partial: exceeds density limit (but Inspector precedent for 4-5), trees removed with mitigation/Forestry ok, A3 access added, buffers/landscaping conditioned.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Vehicular accesses construction
The development hereby approved shall not be occupied or operated until the means of vehicular accesses have both been constructed in accordance with the approved plans, and shall thereafter be retained for access purposes only.
Landscaping scheme
No development shall take place until full details of soft and hard landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Details of the hard landscaping works include footpaths and hard surfacing materials and any fencing. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling hereby permitted.
Traffic mirror
Prior to any works on site, a traffic mirror shall be erected opposite the southerly most access to the site to assist the visibility of traffic approaching from the south west. The mirror should be maintained in perpetuity to assist visibility.
Parking and turning areas
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Tree protection fencing
No site works or clearance shall be commenced until protective fences which conform with British Standard 5837:2012 (or any British Standard revoking and re-enacting British Standard 5837:2012 with or without modification) have been erected around any existing trees and other existing landscaping. Unless and until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant equipment, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for approved arboricultural or landscape works.
Materials approval
No development shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Plot 5 access and visibility splays
Prior to the occupation of the hereby approved dwelling on Plot 5 the access as shown on drawing 36, date-stamped as having been received 4th September 2015, must be completed in accordance with this approved plan. Furthermore, visibility splays of 2.4 metres by 90 metres in both directions are required to be provided by this access serving Plot 5 and thereafter kept permanently clear of any obstruction exceeding 1050 mm in height above adjoining carriageway level.
No comment on merits but requests informative note on any approval
