1 April 2021 · Planning Committee
Plot Adj To Instow & Dreeymlang, Ballagorry Drive, Glen Mona, Ramsey, Isle Of Man, IM7 1he
The proposal involves building a site-specific two-storey detached dwelling with an attached double garage on a 1538m² sloping plot adjacent to Instow and Dreeymlang at the end of the residential cul-de-sac Ballagorry Drive in Glen Mona.
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The principle of a new dwelling is acceptable as the site is designated predominantly residential within Glen Mona village, supported by prior approval in principle (16/01178/A), complying with Strate…
Strategic Policy 10
Promotes safe highway design minimising car journeys. Access approved by Highways, complying with visibility and manoeuvring.
Strategic Policy 4
Maintains settlement character in villages like Glen Mona at appropriate scale for local housing. Proposal fits residential plot without harming character.
Environment Policy 42 - character and need to adhere to local distinctiveness
Requires design respecting locality character, avoiding inappropriate backland or loss of green spaces. Stepped design respects topography and streetscene variety; not backland infill.
General Policy 2
Requires respect for site/surroundings in siting, scale, design; no adverse amenity/highway impact. Assessed compliant on visual/amenity/highway grounds with site-specific features.
Housing Policy 4
Prioritises housing in existing settlements. Site in village with residential zoning supports new house.
Transport Policy 4
Highways must accommodate development safely. Access details meet standards per Highways.
Transport Policy 7
Requires parking per standards. Provided on site with manoeuvring.
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.
Ecological protection measures
The development hereby approved shall be undertaken in accordance with the points set out below. o Any vegetation to be removed to facilitate the development shall only be cleared by cutting or strimming during the non-active reptile season (start of October to end of February) to make the habitat unsuitable for lizards (this will also avoid breeding bird season). Clearance of this vegetation shall only be undertaken using a strimmer or brush cutter in two passes, the first to 0.2 m, the second close to the ground, both passes to be carried out on the same day and all cuttings raked and removed the same day. The vegetation shall be maintained at the short length throughout the works to ensure common lizards do not use these areas. o Stockpiles of loose materials or bricks shall not be stored in direct contact with the ground, unless stored on a hard standing. If such materials are stored in areas without a hardstanding they must be stored on a pallet (to discourage use by lizards). o The dry stone wall along the northern boundary shall be protected during the work, with erection of a security fence to prevent newts being harmed during the works. o If any lizards are found during operations all work must stop immediately, the Department be contacted for advice and such advice must be received and complied with prior to work recommencing. REASON: To protect the biodiversity and ecology of the site.
No objection subject to condition for s.109 agreement
No objection
DEFA Biodiversity requests conditions to protect nesting birds and common lizards; Highways raises no objection after revisions; Flood Risk Management has no interest; Garff Commissioners object due to incongruous design impacting rural landscape views.
Key concern: style, design and location of the proposed dwelling would be detrimental to views from areas of Glen Mona
DEFA Biodiversity
Conditional No ObjectionThere is high potential for nesting birds within the gorse scrub and thick ground vegetation throughout the site and potential for Common Lizard (a Wildlife Act 1990 Schedule 5 protected animal); Therefore we also request that the following methodology for the protection of breeding birds and common lizard is secured as a condition of approval
Conditions requested: Any vegetation to be removed to facilitate the development must be cleared by cutting or strimming during the non-active reptile season (start of October to end of February)... This short vegetation should then be actively maintained throughout the works; Stockpiles of loose materials or bricks will ideally not be stored on-site... pallets should be used to discourage use by lizards; The dry stone wall along the northern boundary should be protected during the work; If any lizards are encountered during operations all work must stop immediately and advice sought from the DEFA Ecosystem Policy Team
Highway Services Division
Highway Services request the additional detail of access arrangements to be provided, showing the width at a minimum of 2.5m for vehicular access or 3.4m for shared access; Recommendation: request additional information/ revisions
Highway Services Division
Conditional No ObjectionThe proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services raise no objection to the proposal subject to the condition; Recommendation: DNOC
Conditions requested: all vehicular access arrangements to accord with drawing No. 16 1185 P2/02 Rev A
Flood Risk Management Division
No CommentNFRMI; No Flood Risk Management interest
Garff Commissioners
ObjectionThe Board resolved to object to this application.
