1 March 2024 · Head of Development Management (Stephen Butler)
Land North Of Fo Chronk, Station Road, St Johns, Isle Of Man, IM4 3ah
The site is a long narrow parcel of land (approx. 40m x 12m) north of Fo Chronk on Station Road in St Johns, currently occupied by a detached garage, within a predominantly residential area and proposed Conservation Area.
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A similar dwelling was previously approved under 20/00729/B, still within its validation period, with no policy changes and unchanged siting, massing, layout, and parking, so the infill principle rema…
Strategic Policy 1
Requires making best use of previously developed land, efficient use of under-used land, reuse of indigenous materials, located to use existing infrastructure and considering amenity. The infill on previously approved site with no change in siting/massing complies.
Strategic Policy 2 - Priority for new development to identified towns and villages
Development located within existing towns and villages. Site in St Johns service village, predominately residential use per local plan, supports infill.
Strategic Policy 4
Protect or enhance fabric/setting of Conservation Areas. Amendments assessed as fitting varied streetscene without harm to proposed Conservation Area.
Spatial Policy 5
Designed to make positive contribution. More traditional materials enhance fit in locality.
Strategic Policy 10
Promote integrated transport network. Highways no objection subject to parking/turning conditions (implied via prior approval retention).
General Policy 2
General standards for visual/amenity impact, highway safety, services. No new adverse impacts identified.
Environment Policy 22
Impact from smoke/smells/fumes on neighbours. Flues positioned to dissipate emissions without significant harm.
Environment Policy 35
Development within Conservation Area. Traditional materials/hipped roof fit without harm.
Environment Policy 42
Design to account for local character/identity. Amendments align with varied residential/commercial streetscene.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
ASHP noise limit
Notwithstanding the Air Source Heat Pump (ASHP) specification brochure details provided as part of the application, any installation of an ASHP in the position as shown on the submitted plans must not result in a noise that exceeds 42 dB LAeq 5 mins. Reason: in the interest of neighbouring amenity and noise impacts and to align the ASHP with those noise standards accepted under Town and Country Planning (Permitted Development) Order 2012 (updated 2019).
Obscure glazing
Prior to the occupation of the new dwelling the proposed bathroom window to the first floor east elevation of the ensuite; shall be glazed with obscure glass to Pilkington Level 5 or equivalent and permanently retained as such thereafter. Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.
Materials approval
Prior to the occupation of any part of the dwelling details and sample information for the slates, stone and timber cladding to be used on the external facing roof and elevations, and including the stone boundary wall along Station Road, shall be submitted to and approved in writing by the Department. The development shall be carried out in full accordance with the details approved details and within 12 months of first occupation. Reason: The application has been assessed on this basis and as outlined in the submitted documents in the interests of the character and appearance of the site and surrounding area.
no objection to the application, but request that a Right of Way to the rear be retained by condition
Do not oppose - no significant negative impact upon highway safety, network functionality and/or parking, subject to parking, garaging, and vehicular layout and access being conditioned for use before occupation and retained for lifetime of the development
Do not oppose subject to conditions covering flues and ASHP, recommending taller flue discharge and sound barrier due to noise/smoke risks to adjacent property
Environmental Health Officer has no objection but requests specific conditions on flue height and boundary screening to mitigate smoke and noise nuisance risks. Highways and German Parish Commissioners also have no objections with minor advisory conditions.
Key concern: risk of smoke nuisance from living room flue due to low discharge height and proximity to neighbours
Environmental Health Officer
Conditional No ObjectionWe do not object to the proposal, but do request the application of some conditions.; To prevent the likelihood of smoke and odours from the flue causing a detriment to the amenity of nearby properties in accordance with Environment Policy 22.; To prevent the likelihood of noise causing a detriment to the amenity of nearby properties in accordance with Environment Policy 22.
Conditions requested: The living room flue shall discharge at 1m above the ridge of the single storey roof. Prior to installation, details shall be submitted to and approved in writing, by the Planning Authority.; The boundary treatment adjacent to the heat pump equipment, between the application site and Fo Chronk, shall be built as to be solid and imperforate, with a minimum density of 10kg/m2 (similar weight to 18mm plyboard). Prior to installation, details shall be submitted to and approved in writing by the Planning Authority.
Highway Services HDC
No ObjectionHighway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking, subject to parking, garaging, vehicular layout and access being conditioned for use before occupation and retained for lifetime of the development.
Conditions requested: parking, garaging, vehicular layout and access being conditioned for use before occupation and retained for lifetime of the development
German Parish Commissioners
No ObjectionNO OBJECTIONS TO THE APPLICATION however, there is a right of way down the lane to the rear of the site which MUST BE RETAINED, please include this as a planning condition
Conditions requested: right of way down the lane to the rear of the site MUST BE RETAINED, please include this as a planning condition
