10 September 2015 · Delegated - Senior Planning Officer Sarah Corlett
Land Adjacent To, Brackenthwaite, Postal Locality, Port Lewaigue, Ramsey, Isle Of Man, IM7 1ag
The proposal involves erecting a modern two-storey dwelling with natural stone base, white render, natural slate roof, and dark grey composite windows, positioned at the front of a sloping site near the road to maximise sea views, with a detached timber garage and re-graded garden.
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The development was fully assessed in the previous application PA 14/00500/B, where the principle, design, siting, and access were deemed acceptable.
Strategic Policy 1
Requires optimising use of land, efficient site use considering access, landscaping, open space, and amenity, and utilising infrastructure. The officer considered the proposal makes efficient use of the site with appropriate access, parking, and landscaping in a parkland setting.
Strategic Policy 2 - Priority for new development to identified towns and villages
New development primarily in towns/villages, countryside only in exceptional cases. Site is in countryside but zoned Low Density Housing in Parkland, allowing development per Circular 8/89 criteria, which the proposal meets.
Spatial Policy 5
New development to positively contribute to environment, with Design Statement where required. Proposal's modern but straightforward design with high-quality materials assessed as positive contribution.
Strategic Policy 10
Promote integrated transport minimising car journeys, highway safety. Acceptable access, visibility splays of 2x33m and 2x30m, and parking provision confirmed satisfactory by Highways.
Spatial Policy 5
Development within settlements or countryside per GP3. Zoned for low density housing, treated as permissible.
General Policy 1
Regard to Development Plan and material considerations. Overall assessment weighs zoning, previous approval, and mitigations.
General Policy 2
Development per zoning if respects site/surroundings in siting, scale, design, landscaping; no adverse impacts on landscape, trees, amenity, highways, etc. Proposal complies via tree replacement, design, and siting on contours.
Housing Policy 4
New housing primarily in settlements, countryside exceptionally. Permitted due to zoning overriding general countryside restrictions.
Transport Policy 7
Parking per standards. Provided and conditioned prior to occupation.
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.
Render colour
The render shall be finished in white, off white or such other colour to be first agreed in writing by the Planning Authority, and permanently retained as such. Reason: In the interests of the appearance of the development.
Drive materials
The drive shall be finished in stone paviors or such other materials to be first agreed in writing by the Planning Authority. Reason: In the interests of the appearance of the development.
Parking and turning
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Visibility splays
There shall be no obstruction to visibility greater than 1.05 metres above adjoining road level forward of a line drawn 2 metres back from the nearside carriageway edge at the centre line of the access and extending 33metres to the west and 30 metres to the east, as identified on Drawing Number 0150/01 07 received on 25 June 2014. Such visibility shall be fully provided before occupation of the dwelling hereby permitted and shall thereafter be maintained at all times. Reason: In the interests of highway safety.
Tree protective fencing
Protective fences which conform with British Standard 5837:2012 shall be erected around any existing trees and other existing or proposed landscape areas during the course of construction. 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. Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.
Tree planting and replacement
The trees shown on the submitted arboricultural report shall be planted in the planting season 2015/2016. Any trees indicated in the arboricultural report that, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Planning Authority. Reason: In the interests of the environment and amenity of the area and to replace trees lost as part of the construction.
do not oppose
Maughold Parish Commissioners expressed repeated concerns across three consultations about damage to trees and sod hedges from breaches of planning conditions, requesting strict conditions for protection, reinstatement, and monitoring of landscaping.
Key concern: breach of Condition 6 and damage to established trees
Maughold Parish Commissioners
Conditional No ObjectionThe breach of Condition 6 is a very regrettable matter.; Members seek assurance that the applicant and contractor will ensure that no further damage is done and that all mitigation requested is carried out.; The Commission requests that the imposition of fines is explored either through the planning authority or DEFA.
Conditions requested: ensure that no further damage is done and that all mitigation requested is carried out; planning authority must monitor this development closely
Maughold Parish Commissioners
Conditional No ObjectionThe Commissioners are extremely concerned to ensure that a traditional hedge is eventually reinstated rather than any other built structure or urban style gate/rail work as has happened elsewhere in the area despite indications of hedge re-instatement on the planning application.
Conditions requested: ensure that a traditional hedge is eventually reinstated rather than any other built structure or urban style gate/rail work
Maughold Parish Commissioners
Conditional No ObjectionThe Commission requests that the Planning Committee places conditions to protect the trees, those intact and salvaged, on the application site.; They request conditions on this proposed 'off-site' planting to ensure that the new trees are protected into the future irrespective of whether ownership of the adjoining land changes.
Conditions requested: places conditions to protect the trees, those intact and salvaged, on the application site; conditions on this proposed 'off-site' planting to ensure that the new trees are protected into the future irrespective of whether ownership of the adjoining land changes
