12 March 2021 · Delegated - Principal Planner (Chris Balmer)
Shearwater, Andreas Road, Dhoor, Ramsey, Isle Of Man, IM7 4eb
The proposal involves relocating the shared driveway serving Shearwater and The Stables from an adjacent path to a new direct access onto Andreas Road, removing some trees and part of a Manx hedge, erecting a close-boarded timber fence, and installing new gateposts.
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The officer assessed visual impact and highway safety as fundamental issues. On visual impact, removal of trees and Manx hedge was noted as noticeable but acceptable within the varied streetscene of d…
Environment Policy 1
Protects countryside (land outside settlements or not designated for development) from adverse effects unless overriding national need. Site in such area but minor access/ fencing works not considered adverse given compliance with other policies and no significant countryside harm identified.
Environment Policy 4
Cited in recommendation and conclusion as complied with alongside Transport Policy 4. Officer assessed character/appearance as acceptable in streetscene despite tree/hedge loss.
Transport Policy 4
Requires highways serving development to accommodate vehicle/pedestrian journeys safely per environmental objectives. New access layout deemed more than acceptable for primary route, endorsed by Highway Services.
Transport Policy 7
Requires parking per current standards. Listed as relevant but not specifically tested in assessment.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
No objection. Proposal raises no significant road safety or highway efficiency concerns. Issues from Stage 1/2 Road Safety Audit addressed. Closing existing access provides safer arrangement.
No objection.
Highway Services, DEFA Ecosystem Policy, Manx National Heritage, and Lezayre Parish Commissioners all raised no objections to the application, with recommendations for conditions on tree replacement, bird nesting protections, and highway works.
Highway Services Division
Conditional No ObjectionThe proposal is acceptable from the highway viewpoint; Accordingly, Highway Services do not oppose this proposal subject to conditions; Recommendation: DNOC
Conditions requested: conditions to apply to the access and driveway arrangements in accordance with Drawing No: 10 Rev D; advisory for the works in the highway under a S109(A) Highway Agreement; appropriate plan for the Site Access as Drawing no: 10 Rev E
Highway Services Division
Conditional No ObjectionWe consider that the setting back of the fence line on closure of the existing access is acceptable, conferring further safety benefits
Conditions requested: appropriate plan for the Site Access as Drawing no: 10 Rev E
DEFA Ecosystem Policy
Conditional No ObjectionDue to the size and species composition the risk to bats is deemed low; All birds, their nests, eggs and young are protected by law (Wildlife Act 1990)
Conditions requested: replacement tree/hedge planting with Manx native species where the existing site access is to be removed is secured as a planning condition; note on approval of bird nesting protections under Wildlife Act 1990; Thorough checks for birds, their active nests and eggs should be undertaken prior to tree removal. If a nest is discovered while work is being undertaken, all work must stop and advice sought from the Ecosystem Policy Team, DEFA
Manx National Heritage
No ObjectionAll birds, their nests, eggs and young are protected by law (Wildlife Act 1990)
Conditions requested: This work should ideally carried out between the months of September to February each year to avoid the bird nesting season; Works taking place outside this time must only commence once a check for nesting birds has been undertaken
Lezayre Parish Commissioners
Conditional No ObjectionApproved Unanimous so long as the access gains approval by Highways
Conditions requested: Approved Unanimous so long as the access gains approval by Highways
Lezayre Parish Commissioners
SupportApproved Unanimous
