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This application is recommended for consideration by the Planning Committee rather than under delegated powers as there are more than 5 local objections and the application is recommended for approval.
The application site relates to the detached dwelling and associated buildings, Ballabeg, Main Road, Glen Vine. The property sits in spacious grounds, being set back from the road by approximately 50 metres. The roadside boundary has a stone wall with an inset alcove which houses a bench.
The site is 'L' shaped and is bounded by mature trees along the majority of its boundaries. The outbuildings consist of a two storey stone building situated immediately behind the dwelling, a greenhouse and a single garage, both of which are towards the northern corner of the site. The area to the south east of the buildings has previously been used as a vegetable garden. Access to the site is via a driveway which begins at the southern-most point of the frontage onto the Main Road. Visibility at the existing access is limited in both directions (see photographs on file).
To the north of the site is the detached property Ambleside, a single storey dwelling which has a long rear garden which stretches almost the entire length of the proposal site. The single storey property Suncrest is located to the south of the application site. To the north of the site are the properties of Park Close and to the north east is 21 Greeba Avenue, a substantial dwelling which sits in spacious grounds. There is a narrow lane leading from the northern corner of the site to the residential area beyond. The application makes it clear that it is not proposed to use this access for vehicular traffic to serve the site.
This application seeks approval in principal for the demolition of the existing dwelling and outbuildings and the erection of four dwellings. The application consists of a Location Plan, details of the proposed vehicular access, a tree survey and an indicative layout which show the access road, plots and dwelling footprints against the backdrop of the tree survey findings.
Access to the site would be taken from a central point along the existing roadside frontage with the existing access being blocked up. The access would provide improved visibility spays and turning radii. The plans show the retention of all existing trees with the possible addition of two at the entrance and a new boundary wall being built along the frontage.
The indicative layout shows that two out of four of the plots would be very spacious (approx. 0.44 and 0.39 acres), one would be slightly smaller (approx 0.32 acres) and the plot closest to the road would be the smallest (approx. 0.2 acres).
The application site is located within an area identified as being residential use by the 1982 Development Order. Within the Isle of Man Strategic Plan, the following policies are judged to be relevant to the determination of this application:
Strategic Policy 1, which states:
"Development should make the best use of resources by:
Strategic Policy 2, which states:
"New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions (2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3."
Strategic Policy 5, which states:
"New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies."
Spatial Policy 4, which sets out that in the remaining villages development should maintain the existing settlement character and should be of an appropriate scale to meet local needs for housing and limited employment opportunities. Glen Vine is identified as one of these villages.
Spatial Policy 5, which states:
"New development will be located within the defined settlements. Development will only be permitted in the countryside in accordance with General Policy 3."
General Policy 2, parts (b), (c), (d), (f), (g), (h), (i), (j), (k), (l), (m) and (n).
Environmental Policy 42, which states:
"New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans."
There have been no previous planning applications relating to this site.
The Department of Transport Highways Division does not oppose this application subject to conditions.
The owners/occupiers of 24 Park Close, 25 Park Close, 26 Park Close, 27 Park Close and 16 Glen Vine Park object to the application on the grounds that they are concerned that the lane to the north of the site may be used to access the site.
The owner/occupier of Cedar Rise, Main Road, Glen Vine objects to this application on the grounds that the existing access is dangerous and not suitable to serve the proposed development.
The owner/occupier of Seacliffe, Old Castletown Road, Braddan has commented on this application stating that they do not object to additional development but question the necessity of demolishing the existing building. It is considered that four dwellings would be an over intensive development and that three would be a more appropriate number.
Marown Parish Commissioners do not object to this application however they set out that there is local concern relating to the use of the lane to the north of the site.
The Manx Electricity Authority has commented on this application.
The Department of Agriculture, Fisheries and Forestry Wildlife and Conservation Division recommended that a bat survey be carried out prior to any demolition of the existing dwelling and ancillary buildings. A survey has been carried out by the Manx Bat Group which found that bats are present in the area feeding around the trees on the site however the survey did not find any evidence to suggest that the buildings on site contain any bat roosts. A series of mitigation measures have been provided to the applicant. The survey finds have been forwarded to DAFF for comments however it has been confirmed that no conditions are recommended in relation to bats in this case.
The Department of Transport Drainage Division does not object to this application subject to conditions.
The owners/occupiers of Sun Crest, Main Road, Glen Vine objects to this application on the grounds that their privacy would be adversely affected, that two replacement dwellings would be more appropriate, that the existing dwellings have a distinctive character and should be preserved, that the development would result in increased noise and vibration from manoeuvring of vehicles, that any additional trees may affect their property and that the existing access to the site is restricted.
The site is identified by the 1982 Development Order as being for residential use and as such there is no policy objection to the use of the land for residential development. Glen Vine is listed within Spatial Policy 4 as being a village in which development should maintain the existing settlement character and should be of an appropriate scale to meet local needs for housing and limited employment opportunities. It is judged that the use of the site for residential purposes would be in
accordance with Strategic Policy 2, Spatial Policy 2, Spatial Policy 4 and Spatial Policy 5 of the Isle of Man Strategic Plan.
The existing vehicular access to the site offers restricted visibility and is of a narrow width which would not allow two vehicles to pass side by side. The proposed access would be wider and would achieve visibility splays to the satisfaction of the Department of Transport Highways Division. It is judged that the site could be provided with a safe and convenient access. The lane to the north of the site is not proposed to be used as part of the development and it has been shown that a satisfactory access can be created from Main Road. Whilst the submitted plans state that the lane to the north of the site would not be used, it is recommended that a condition be attached preventing the use of the lane as a means of vehicular access to the site.
The site is characterised by the high number of existing mature trees which add to the visual amenity of the surrounding area and provide wildlife habitats. The submitted plans demonstrate that it would be possible to develop the site for four dwellings whilst protecting and retaining the existing trees.
The existing buildings are not Registered and the site is not within a conservation area. Discussion with the Department's Building Conservation Officer has confirmed that the buildings are not of any particular architectural, historic or social merit to warrant their retention.
The Department of Transport Drainage Division does not object to this application subject to conditions and as such it is accepted that the site is capable of being drained to the satisfaction of the Drainage Division.
The bat survey and subsequent correspondence from the Department of Agriculture, Fisheries and Forestry Wildlife and Conservation Division confirms that the demolition of the existing buildings would not adversely affect a protected species.
Whilst detailed matters such as siting and design would be reserved for a subsequent application, the Planning Authority must be satisfied that the proposed development of four dwellings on the site can achieve acceptable standards of amenity for both future occupiers of the proposed dwellings and existing adjacent properties.
In terms of the proposed dwellings, it is judged that the site is of a sufficient size to accommodate four dwellings which would be provided with an acceptable level of amenity including outdoor space for amenity and servicing and parking.
The properties most likely to be affected by the development of the site are Sun Crest and Ambleside which are situated either side of the site. These properties would be affected by the development of the first plot. However taking into account the separation distances between existing properties along the main road in the locality, it is judged that there would be sufficient space to site a dwelling of a similar size and form to Suncrest and Ambleside whilst protecting the amenity of adjacent properties and respecting the built form of the surrounding area. These detailed issues would be assessed at the
reserved matters application stage however it is judged that the site is capable of being developed with four dwellings whilst protecting the amenity of adjacent properties.
The site is zoned for residential use and the information submitted in relation to this application demonstrates that the principle of developing the site with four dwellings is acceptable.
Permit.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Accordingly the following parties are not granted Interested Party Status:
Recommended Decision: Permitted
Date of Recommendation: 26.11.2009
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1.
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.
C 2. 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.
C 3. 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/08/01A, 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.
C 4. There must be no discharge of surface water to the main foul sewer.
C 5. The proposed development must be connected to the main foul sewer.
NOTE: A Drainage Communication Fee will be payable to the Drainage Authority on this development
C 6. Means of vehicular access to the site shall be from Main Road, Glen Vine only.
C 7. 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.
C 8. The plans and particulars submitted in accordance with condition 1 above shall include:
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.
N 1.
For the avoidance of doubt, no approval is granted or inferred for the indicative dwelling footprints shown on the submitted plans.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : _APPROX_
Committee Meeting Date : _10.12.09_
Signed : _J. Stanley_ Presenting Officer
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
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