14 July 2015 · Delegated - Michael Gallagher, Director of Planning and Building Control
Ash Lodge, Patrick Road, St. Johns, Isle Of Man, IM4 3br
The proposal involves improving the existing vehicular access to Ash Lodge, a large detached dwelling set back 75 metres from Patrick Road in St Johns. Key changes include creating a sweeping curve access with Manx stone walls set back 6.2 metres from the highway (previously 2.7 metres), widening the roadside entrance …
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The officer assessed the proposal against General Policy 3, which presumes against development outside zoned areas unless exceptions apply, noting that vehicular access alterations are not explicitly …
General Policy 3
Requires development outside zoned areas only in specified exceptions; vehicular access not listed, but officer justified via highway safety needs and precedents, deeming it ancillary to existing residential curtilage with low visual impact. No overriding national need required as safety benefits outweighed presumption against countryside development.
Environment Policy 1
Protects countryside ecology unless overriding national need; proposal complied as highway safety justified minor works without adverse countryside impact.
Environment Policy 2
Prioritises landscape character in AHLV unless no harm or essential location; access accepted as not harming character (high-quality materials, tidy appearance matching locality) and essential for safety.
Environment Policy 3
Prevents unacceptable woodland loss; three conifer removal acceptable due to dense surrounding vegetation and low shrub replacement, no significant visual amenity detriment.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Visibility splay planting restriction
Nothing must be planted or erected within the visibility splay that may grow to more than 1.05 metres in height. Reason: In the interests of highway safety.
support the planning application (13/05/2015)
does not oppose the current planning application subject to the condition: 'Nothing must be planted or erected within the visibility splay that may grow to more than 1.05 metres in height' (12/05/2015)
no objection to the removal of the three cypress (conifers) trees indicated on the drawings supplied (17/04/2015)
Patrick Parish Commissioners provided mixed responses on application 15/00463/B, initially supporting it for road safety improvements, later requesting deferral due to meeting timing, and finally offering no further comment due to insufficient quorum.
PATRICK PARISH COMMISSIONERS
SupportThe Commissioners resolved to SUPPORT the application on the simple pragmatic grounds of significantly improving road safety.
PATRICK PARISH COMMISSIONERS
No Commentit would be helpful if consideration could be deferred until after the end of that week
PATRICK PARISH COMMISSIONERS
No Commentit would be helpful if consideration could be deferred until after the end of that week
PATRICK PARISH COMMISSIONERS
No CommentThe Commissioners are unable to make any further comment as there were but two members present in addition to the Chairman who, of course, declared an interest and therefore was not able to take part in the discussion
