18 October 2011 · Minister for Infrastructure following report by appointed person (Ruth V MacKenzie) - confirmed Planning Committee approval
Plot 1 Off, Station Road, St Johns, Isle Of Man, IM4 3na
The proposal sought approval for an estate layout on a 0.5ha overgrown site designated as Area 6 in the St Johns Local Plan, including two detached dwellings and garages, associated access road from Station Road, drainage, services, and a temporary construction access route across the site to serve adjacent development…
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The site is explicitly designated in St Johns Local Plan paragraph 2.15 as capable of accommodating two dwellings as acceptable infill with Station Road access, establishing principle of development.
St Johns Local Plan Policy for Area 6
Designates site south of existing school for two dwellings as acceptable infill with Station Road access; officer assessed layout accords with brief, plot sizes/positions suitable for houses retaining rural character via landscaping.
Residential Development within Development Area 1
Requires temporary construction access excluding Balladoyne estate use; proposal provided Station Road alternative, but final approval amended to remove through-access as adjacent scheme refused.
Residential Policy RES/P/5 (St John's Local Plan)
New residential outside areas 1,2,4,5,6 only if complies with circulars 1/88,3/88,3/89; site within Area 6 so not applicable, but confirmed infill acceptability.
Strategic Policy 1
Best use of under-used land, efficient site use with access/landscaping; site overgrown/redundant, utilises existing infrastructure.
Strategic Policy 3 - To respect the character of our towns and villages
Protect village character, local materials; designation considered conservation area adjacency, detailed design reserved.
Strategic Policy 4
Protect heritage/landscape/nature; no objections from consultees, trees mostly retained.
Spatial Policy 5
Development in defined settlements; site within St Johns.
General Policy 2
Zoned development respecting site/surroundings, no adverse amenity/highway impacts, services; Highways/DEFA ok, conditions control.
Environment Policy 42
Design reflects locality character, no inappropriate backland/green space loss; infill ok, landscaping to retain rural features.
Housing Policy 6
Zoned land per area plan brief; complies with Area 6 brief.
Transport Policy 4
Highways accommodate development safely; Division confirmed standards met.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to an estate layout for two detached dwellings and garages with associated access road, drainage and other services as shown on the site location plan on Drawing no 0725/PL100 (insofar as it relates to the red line around the site) date stamped 22 February 2011; and Drawing no 0725/PL100 Rev C date stamped 8th September 2011.
No construction access to adjacent land
Notwithstanding what is shown on Drawing no 0725/PL100 Rev C, there shall be no access for construction traffic through to the adjoining land to the east.
No approval for dwelling footprints
No approval is granted for the siting, size or orientation of the dwellings' footprints shown on Drawing 0725/PL100 C.
Tree/hedge protection
All existing trees and hedges within the application site, with the exception of those shown to be removed on Drawing No. 725/PL100 C, must be retained and afforded adequate protection during the development of the site, in accordance with a tree protection scheme that has been submitted to and approved in writing by the Planning Authority prior to the commencement of works on site.
Landscaping scheme
Prior to the commencement of works, a landscaping scheme shall be submitted to and approved in writing by the Planning Authority showing the trees to be planted as replacements for those proposed to be removed, together with a timetable for their planting. The trees shall be planted in accordance with the approved landscaping scheme. If, within a period of 5 years from the date of planting, any tree is removed, uprooted, destroyed or dies, another of the same species and size shall be planted at the same place.
Access only from Station Road
Access to the 2 dwellings shall be taken only from Station Road.
Visibility splays
Prior to the commencement of construction works, visibility splays of 2m by 36m shall be provided in each direction at the junction of the access with Station Road. The splays shall be kept and maintained clear of obstructions higher than 1.05m.
HGV delivery times
During the construction of the development hereby permitted, deliveries of materials and equipment to the site by heavy goods vehicles shall be limited to times when school children are least likely to be using Station Road. Prior to the commencement of construction works, a schedule of delivery periods shall be submitted to and approved in writing by the Planning Authority, and deliveries shall be made only during the agreed time periods.
No objection subject to visibility splay condition (2m x 36m at 1.05m); meets highway standards; construction access acceptable alternative
No objection to tree/bat surveys
No objection
No objection to principle of two dwellings
No objection; recommends tree protection condition and bird breeding season clearance avoidance
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Precedent Value
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