21 September 2015 · Planning Committee
Field 121388, Oatlands Road, Andreas, Isle Of Man, IM7 4er
The proposal seeks approval in principle for five dwellings on Field 121388, a rectangular undeveloped 0.99-acre (2018 m²) site on the northern side of Oatlands Road, northeast of Andreas Village, with mature landscaping boundaries including trees on the north.
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The officer reassessed the site's zoning under the 1982 Development Plan Order as 'Predominantly Residential Use' based on submitted evidence and detailed review, overturning a prior 2004/2003 refusal…
Strategic Policy 1
Requires optimising use of under-used land, efficient site use with access/landscaping/amenity, and utilising infrastructure. Officer found site efficient for five dwellings with parking, access, and services feasible.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development primarily in towns/villages or extensions; countryside only exceptionally. Site in Andreas (village) and residential zone satisfied location principle.
Strategic Policy 3
Identifies Andreas as Service Village for housing to meet local needs. Proposal aligned with providing housing in designated village.
General Policy 2
Permits zoned development respecting siting/scale/design/landscaping, amenity, highways, trees, etc. Officer assessed access, parking, trees, amenity, and character as compliant, with details reserved.
Housing Policy 4
New housing primarily in villages; countryside exceptionally. Residential zoning in village satisfied policy over prior refusal.
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 time limit
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.
Approval of reserved matters required
Approval of the details of siting, design, external appearance of the building[s], internal layout, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced.
Tree survey and protection
The application for reserved matters must include a detailed survey of all existing trees on site within the development area together with a method statement for the protection of all existing trees on site which are to be retained. The existing trees must be protected by the erection of fencing at an adequate distance from the tree trunk and during construction and demolition works the protected areas must remain free from vehicles and materials in order to protect the tree roots. Any work necessary within the protected area must be detailed in the method statement. The development must be undertaken in accordance with the method statement. Note: the applicant should liaise with the Forestry Directorate, Department of the Environment, Food & Agriculture in the preparation of this document and observe the principles of BS 5837.
Access and visibility splays
Prior to any works commencing on site the access and visibility splays on drawing no 10 REV A date stamped 31st July 2015 (or subsequent drawing approved by the Department) shall be constructed and remain free from obstruction thereafter.
Provided that the means of access satisfies the DOI Highways Division, they have no objections.
Proposed access unlikely to detrimentally affect trees; visibility splay may require willow pruning; recommends tree survey, arboricultural impact assessment and protection plan at later stage.
DEFA Forestry raised concerns about tree constraints and recommended a full tree survey and arboricultural assessments, while Andreas Parish Commissioners had no objections provided the access satisfies Highways.
Key concern: need for full tree survey, arboricultural impact assessment, and tree protection plan due to tree constraints including RPAs
DEFA Forestry, Amenity and Lands Directorate
Conditional No Objection"the proposed access is unlikely to have a detrimental effect on the trees surrounding the proposed site entrance"; "To maintain the required visibility splay it is likely that regular maintenance (pruning) will be required on the willow tree immediately adjacent to the south of the proposed access"; "This application should therefore be accompanied by a full tree survey, conducted by an arborist"
Conditions requested: full tree survey conducted by an arborist to: a) include crown spread at four cardinal points for individual trees or overall canopy extent for groups; b) assess quality and benefits using BS5837 categorisation and identify trees for retention; c) identify above and below ground constraints including Root Protection Areas (RPAs); arboricultural impact assessment by arborist evaluating: i. damaging activities near retained trees; ii. hard surfaces; iii. services; iv. excavations and ground level changes; v. buildability (access, working space, storage etc.); tree protection plan to: i. indicate precise location of protective barriers forming exclusion zone around retained trees; ii. show areas where construction cannot be excluded from RPA; iii. consider buildability issues (access, parking, excavations, cranes, site huts, storage)
Andreas Parish Commissioners
Conditional No Objectionprovided that the means of access satisfies the DoI Highways Division, have no objections thereto
Conditions requested: means of access satisfies the DoI Highways Division
