11 December 2009 · Planning Committee
Ballabeg, Main Road, Glen Vine, Isle Of Man, IM4 4ba
The application sought approval in principle to demolish the existing detached dwelling and outbuildings at Ballabeg, a spacious L-shaped site set back from the Main Road in Glen Vine, and replace them with four dwellings served by a new central access from the road.
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The officer assessed the site as zoned for residential use under the 1982 Development Order, with the principle of residential development supported by Strategic Policy 1 (efficient use of sites), Str…
Strategic Policy 1
Requires optimising use of previously developed land, efficient site use considering access/landscaping/amenity, and utilising infrastructure. Officer found site suitable for four dwellings with safe access and tree retention.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development in towns/villages or sustainable extensions; countryside only exceptionally. Glen Vine village location appropriate for housing.
Spatial Policy 5
Requires positive environmental contribution via design. Indicative layout respects trees and locality; details reserved.
Spatial Policy 4
In remaining villages like Glen Vine, maintain settlement character and scale for local housing needs. Four dwellings modest and in keeping.
General Policy 2
Multiple parts on development criteria. Assessed compliant on access, trees, amenity, drainage.
Environment Policy 42
Design to reflect local character, no inappropriate backland or loss of green spaces. Retains trees contributing to visual amenity; no backland feel.
Reserved matters time limit
This approval is in principle only and no development shall commence until such time as reserved matters have been approved. The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this planning approval. Such reserved matters shall form the subject of a single application and comprise details of siting, design, external appearance, internal layout, parking and landscaping.
Commencement time limit
The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the later.
Approved plans
This approval relates to the principle of demolishing the existing dwelling and ancillary buildings and erecting four dwellings, Ballabeg, Main Road, Glen Vine as shown by EMB/OS/01A, Planning Statement and Photograph Sheets all received 22nd January 2009, 643/001 received 1st April 2009 and Tree Survey and EMD/09/01B received 29th October 2009.
No surface water to foul sewer
There must be no discharge of surface water to the main foul sewer.
Foul sewer connection
The proposed development must be connected to the main foul sewer.
Main Road access only
Means of vehicular access to the site shall be from Main Road, Glen Vine only.
Amenity and trees in reserved matters
The application for reserved matters must demonstrate that the development of the dwellings will not adversely affect the outlook or privacy of the dwellings alongside or the future of existing mature trees on site and that the height and position of the proposed dwellings have regard to the height and position of the existing surrounding dwellings.
Tree protection details
The plans and particulars submitted in accordance with condition 1 above shall include: (a) a plan showing the location of, and allocating a reference number to, each existing tree on the site which has a stem with a diameter, measured over the bark at a point 1.5 metres above ground level, exceeding 75 mm, showing which trees are to be retained and the crown spread of each retained tree; (b) details of the species, diameter (measured in accordance with paragraph (a) above), and the approximate height, and an assessment of the general state of health and stability, of each retained tree and of each tree which is on land adjacent to the site and to which paragraphs (c) and (d) below apply; (c) details of any proposed topping or lopping of any retained tree, or of any tree on land adjacent to the site; (d) details of any proposed alterations in existing ground levels, and of the position of any proposed excavation, within the crown spread of any retained tree or of any tree on land adjacent to the site; (e) details of the specification and position of fencing [and of any other measures to be taken] for the protection of any retained tree from damage before or during the course of development. In this condition "retained tree" means an existing tree which is to be retained in accordance with the plan referred to in paragraph (a) above.
Lane closure details
The application for reserved matters must include details of how the access to the lane to the north west of the site is to be closed off to vehicular traffic.
No objection, but concern over rear lane use - require condition for Main Road access only
Do not oppose subject to conditions on access layout, turning, parking, visibility
No objection subject to foul sewer connection and no surface water to foul sewer
Contact MEA Planning Department to discuss electricity supply
Drainage Division initially had no objection subject to conditions but later objected due to unresolved surface water drainage issues; Marown Parish Commissioners had no objection but raised concerns about rear lane access; Manx Electricity Authority requested contact for supply arrangements.
Key concern: inadequate surface water drainage risking surcharging or flooding to public foul sewerage system
Drainage Division
Conditional No Objection**No Objection** subject to the following conditions:-
Conditions requested: The proposed development must be connected to the public foul sewer. Full details of the foul and surface water disposal routes from this dwelling must be submitted as part of any subsequent detailed planning application.; There must be NO discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.; The applicant is required to agree the drainage layout with the Drainage Division before submitting any subsequent detailed planning application.
Drainage Division
Objectionthe Drainage Division therefore wishes to **OBJECT** to the application on the basis that it has not been demonstrated that this development can be drained without causing surcharging or flooding
Manx Electricity Authority
No CommentSee Note 2; Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Conditions requested: Contact the M.E.A. Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Marown Parish Commissioners
Conditional No ObjectionThe Commissioners resolved to that they have no objection to Approval in Principle being given.; the Commissioners consider this lane wholly unsuitable as an access to the site for clearing, construction or any other access and would require a condition on any Approval that access be by the proposed alters lane to the Main Road only.
Conditions requested: condition on any Approval that access be by the proposed alters lane to the Main Road only
