19 May 2015 · Planning Committee
Ballabeg, Main Road, Glen Vine, Isle Of Man, IM4 4ba
The site at Ballabeg is a 0.7ha residential plot on the A1 Peel Road in Glen Vine, currently occupied by a traditional Manx house, annex, outbuildings, and mature trees, set back 50m from the road with an L-shaped layout bounded by stone walls and trees.
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The officer noted prior approval in principle and reserved matters for four dwellings on the site remain valid, establishing the principle of residential redevelopment, and concluded the increase to s…
Strategic Policy 1
Requires optimising use of previously developed land, efficient site use considering access/landscaping/amenity, and utilising existing infrastructure. Officer assessed the proposal as making efficient use of a residential curtilage with existing access and services.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs new development to towns/villages or sustainable extensions, countryside only exceptionally. Site in Glen Vine village, so compliant.
Spatial Policy 5
Requires positive environmental contribution via design, potentially with Design Statement. Noted as material but no specific tension.
Spatial Policy 4
In villages like Glen Vine, development to maintain settlement character and meet local housing needs at appropriate scale. Officer found seven dwellings acceptable given prior four-dwelling approval and surrounding properties.
General Policy 2
Requires development respecting site/surroundings in siting/layout/scale/design/landscaping, no adverse impacts on amenity/highways/trees/landscape, adequate services/access. Officer emphasised reserved matters must comply fully, particularly amenity/tree protection/highway safety, with conditions to ensure this.
Environment Policy 42
New development in settlements to respect local character/identity, no inappropriate backland or loss of green spaces contributing to amenity. Assessed as fitting with surrounding detached dwellings despite density increase.
Time limit for commencement
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.
Reserved matters application deadline
Application for approval of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved.
Reserved matters approval required
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 Department in writing before any development is commenced.
Access and visibility splays
No other development may commence on site until the access, complete with visibility splays of 2.4m by 90m as measured from the edge of the carriageway (as shown in drawing WL/14/1330/2A) has been formed and is available for use. Construction traffic and vehicular access to the proposed housing must be solely from this access point.
Tree protective fencing
Prior to any excavation or construction on site 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) must be erected around any existing trees shown on drawing WL/14/1330/2A to be retained. 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.
Tree survey and protection in reserved matters
The application for reserved matters must demonstrate that the proposed dwellings and any hard surfaced areas are all outwith the canopy spread of all trees to be retained and the application must include an accurate survey of all trees on site together with a plan showing how these trees are to be protected during construction, in compliance with condition 5 above.
Lane access restriction
The application for reserved matters must include details of how the access to the lane to the north west of the site is to be closed off to vehicular traffic. No approval is hereby granted or implied to any hard surfacing of the lane between the site and Glen Vine Park which would require planning approval and which could adversely affect the amenities of both the lane itself and use thereof, and those with property abutting the lane.
do not object to the application
will not oppose the application following submission of further plans
no additional comments following submission of further plans
