10 August 2021 · Delegated - Principal Planner (Chris Balmer)
Plot 2, Field 432503, Phildraw Road, Ballasalla, Isle Of Man, IM9 3eg
The application sought to vary condition 3 of the previous approval PA17/00595/B, extending the commencement deadline from July 2021 to July 2025 for development of two two-storey dwellings with attached garaging on a 1.4-acre plot off Phildraw Road in Ballasalla.
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The principal issue was whether there have been any changes to planning policy since the 2017 approval or new material considerations such as the Residential Design Guide (RDG) 2019/2021.
General Policy 2
GP2 permits development in accordance with Area Plan zoning if it respects site/surroundings in siting, scale, design, landscaping; does not adversely affect landscape character, amenities, road safety; incorporates existing features like trees; and follows energy best practice. The officer assessed the proposal complies as it matches the Proposed Low Density Housing in Parkland zoning, with dwellings in landscaped setting, retaining existing self-set trees, and set back in large grounds without harming neighbours or highways.
Planning Circular 8/89 - Low Density Housing in Parkland
Requires well-designed dwellings in landscaped setting of at least one acre in parkland areas, retaining existing trees. The 1.4-acre site with two dwellings of similar size/design, stone cladding, Georgian glazing, in L-shape with garaging, set back 37m+ like neighbours, lined with self-set trees, satisfies this.
Time limit
The development hereby approved shall be begun before the expiration of 14th July 2025. 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.
Landscaping scheme approval
Landscaping (including mitigation tree planting) and post planting maintenance shall be carried out in accordance with a detailed scheme to be approved by the Department prior to the commencement of any works where such scheme provides information on which trees will be planted where and how the trees will be planted and maintained until satisfactorily established. Evidence that post-planting maintenance and management has been undertaken shall be submitted to the Department at the end the first three growing seasons following implementation, using the template which should be included in the report. Reason: to ensure that the landscaping is practicable and undertaken.
Landscaping implementation and maintenance
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: The landscaping of the site is an integral part of the scheme and must be implemented as approved.
no objection
Do not oppose
no objection with additional comments on avoiding ash planting due to dieback and using alternative native species, no invasive species
DEFA Ecosystems Policy Officer has no objection but advises against ash tree planting due to dieback and requests no invasive species in shrubs; Malew Parish Commissioners have no objection but recommend only two-year extension; DOI Highways do not oppose.
Key concern: ash dieback affecting proposed tree planting
DEFA Ecosystems Policy Officer
No ObjectionThe Ecosystem Policy Team have no objection to the application for extension of the period of approval.; ash planting is not recommended and alternate native tree species should be used instead.; The Ecosystem Policy Team request that no Wildlife Act 1990 Schedule 8 Part II invasive plant species... are included in the planting.
Conditions requested: alternate native tree species should be used instead of Ash Fraxinus excelsior; no Wildlife Act 1990 Schedule 8 Part II invasive plant species, such as cotoneaster, montbretia, griselinia etc. are included in the planting
Malew Parish Commissioners
Conditional No ObjectionMalew Parish Commissioners have no objection to the following two planning applications, however they should only be extended for two years.
Conditions requested: they should only be extended for two years
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; After reviewing this Application, Highway Services find it to have no significant negative impact upon highway safety, network efficiency and /or parking.
