15 July 2015 · Planning Committee
Field 312711, Main Road, St Johns, Isle Of Man, IM4 3na
The proposal seeks approval in principle for a 4m wide temporary access road through Field 312711 at Balladoyne Farm, off the A1 Peel to Douglas Road in St Johns, to allow construction traffic for the adjacent Area 1 residential development site (up to 6 dwellings) to the south.
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The principle of the temporary construction access was considered acceptable due to precedent from PA 06/00371/A, approved at appeal in 2007, which specifically identified this route as suitable post-…
presumes against any development which would adversely affect the southerly open countryside views from Peel Road
Policy protects the site's Open Space designation for its contribution to village amenities, views of Slieau Whallian, and break in roadside development. Officer accepted visual impact due to temporary nature and precedent from PA 06/00371/A post-local plan adoption, with restoration condition to mitigate long-term effects.
Residential Development within Development Area 1
Development brief for Area 1 (land to south) requires indication of temporary construction route not through Balladoyne estate, with route removal and site restoration post-construction. Proposal complies as it provides such a route across adjacent applicant-owned field, consistent with brief point d.
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, 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.
Highway design details
The application for reserved matters must include a detailed design that addresses the following issues: the access road shall be of sufficient width to accommodate access by an HGV when there is an HGV waiting to exit the site; the radius of the access shall permit all turning manoeuvres to be carried out within the appropriate traffic lane and the site without blocking oncoming traffic; visibility of at least 40m shall be available in each direction; wheel washing facilities to prevent deposit of debris on the highway.
No water discharge to highway
There shall be no discharge of water onto the highway from the land.
Protect Westville amenity and trees
The application for the reserved matters must demonstrate that the route for construction traffic is a sufficient distance from the boundary with Westville so as not to adversely affect the living conditions of those in that property and also would not adversely affect the health and longevity of the trees along this boundary.
Temporary use and restoration
The access may only be used and available for use to facilitate the development of fields 312909 and 314758 and must upon completion of said development or at a time two years from the date of commencement of the use of the access, must be closed off and the route restored to agricultural field.
Proposal feasible subject to design criteria in proposed conditions including HGV width, turning radii, 40m visibility, wheel washing
Do not wish to comment, will defer to full application
German Parish Commissioners do not wish to comment on this approval in principle application and will defer comments until the full application.
German Parish Commissioners
No CommentMy Commissioners do not wish to comment on this application for approval in principle; they will defer their comments for the full application.
