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The Cottage Glen Road Colby Arbory 051452
July 2005
Prepared for:
T E Leece and Son Ltd Builders Yard Main Road Colby Isle of Man
Ianda House, 4 Mona Terrace, Finch Road, Douglas, Isle of Man. IM1 3NA
Tel: 01624 624738 01624 624822 Fax: 01624 624243 e-mail: [email protected]
Section 1.0 Introduction Section 2.0 Site Location Section 3.0 Design Proposal Section 4.0 Consultations Section 5.0 Conclusions
Appendix A Correspondence from Mr P Williamson Department of Agriculture, Fisheries and Forestry
Appendix B Correspondence from Ms K McHarg Department of Agriculture, Fisheries and Forestry
Appendix C Correspondence from Mr M Cowin Department of Transport
The purpose of this statement is to give background to the proposed development and to outline the measures taken during the design stage to address the relevant issues.
An application Reference No. 04/00668 for the erection of a dwelling to replace the existing derelict cottage, The Cottage, Glen Road, Colby was initially approved by the Planning Committee dated 29th June 2004.
The decision was taken to review by Mrs Allinson of Awin Oirr, Ballastrooan, Colby and the Planning Committee refused the proposal which was confirmed in a notice dated 14th September 2004.
The Applicant took the Planning Committees decision to refuse the proposal to appeal. The Minister for Local Government and the Environment accepted the independent inspector’s recommendation that the appeal be dismissed. The reasons for refusal were confirmed in the notice issued on 4th April 2005 which stated:
> “The development, as proposed, would impact adversely on the wildlife corridor of Colby Glen in that the work would have a deleterious effect on the river bank and the ecological health of the river. The lack of adequate detail in the application also made it difficult to assess properly the extent to which the trees on the site would be affected”.
The Department of Local Government and the Environment letter dated 4th April 2005 which accompanied the refusal notice stated:
> “This is a sensitive site within the Colby Conservation Area, close to the Colby River and part of the wildlife corridor of Colby Glen. Recognising that the gradual decay of the existing cottage would represent deterioration to the visual amenity of the Glen, the Minister judges that it would be to the benefit of all parties that a sensitive development proposal for the site be agreed. Consequently, the Minister wishes it to be known that his decision to refuse this application should be without prejudice to the submission of a further application that can demonstrate a significant reduction to the remodelling of the river bank and a clearer description of the potential effect on the trees. Such application must satisfy the collective concerns of the Department of Agriculture, Fisheries and Forestry (Forestry Division and Inland Fisheries Section) and the Highways Division of the Department of Transport which should be consulted prior to submission”.
This new application for the site has been developed taking into account the recommendations of the various Government Departments with a specific interest in the site.
The site is located between the Glen Road and Colby River at Ordnance Survey grid reference SC 2300 - 7050. The site is approximately 1700 sq.m. in area and is within a conservation area. The existing access to the site is via a gate off an unmade track leading from the Glen Road to the river at the southern end of the site.
The site is wooded. There is an existing derelict cottage on the site and a detached outbuilding to the south of the cottage which abuts the stone boundary wall to the Glen Road.
The site extends to the west side of the Colby River and this area is also wooded. Beyond the west side of the river is Ballastrooan, a low density residential development.
The Appeal Inspectors recent report confirmed that there is no contention that the previous development proposed for the site would offend against any of the policies in the Planning Scheme or in Circular 10/01, which includes policies for conservation areas.
The Inspectors report also states that the larger scale of the proposed building compared to the existing cottage would not adversely affect the amenity or character of the area.
In view of the forgoing, the design and location of the proposed dwelling is the same as that included with the previous application which was refused.
The main reasons for refusing the previous application were the development would have adverse effects on the corridor which exists for wildlife and on the ecology of the river. This new application has addressed these issues and it is considered that the measures which have been adopted will significantly reduce or eliminate the effects on the river and trees on the site.
Mr D Sewell, Network Planning and Schemes Engineer at the Department of Transport was contacted regarding the alternative proposals for vehicular access to the site.
Two schemes were put forward for consultation and following a site visit and two subsequent meetings with Mr Sewell a proposal has been developed whereby off road parking for the development will be provided by a lay-by and turning area strategically located within the curtilage of the site which will maximise the sightlines and at the same time minimise the impact on the trees.
Mr Sewell has verbally indicated his support for this proposal as the most effective option for providing off-road car parking for the development.
| Mr A Leece | T E Leece and Sons Ltd | Applicant |
| Mr and Mrs Allinson | Adjacent property owners | |
| Ms K McHarg | Department of Agriculture, Fisheries and Forestry | Inland Fisheries Division Manager |
| Mr M Cowin | Department of Transport | Land Drainage Engineer |
| Mr P Collett | MacOwan Collett Consulting Engineers Limited |
A meeting was convened on site with Mr P Williamson Senior Forester at the Department of Agriculture Fisheries and Forestry at which proposals for the site were discussed in detail. Mr Williamson reiterated that the Department of Agriculture Fisheries and Forestry had no specific concerns regarding the previous application, which was refused. He confirmed that there were no specific trees of merit on the site and as the area was densely wooded the removal of some trees would not in his opinion have any significant detrimental effect on the area as a whole. Mr Williamson acknowledged that there would be fewer trees lost in the current proposal, and he considered it unlikely that the Department of Agriculture Fisheries and Forestry would oppose the new application on the grounds of loss of trees.
A copy of correspondence from Mr Williamson is included in Appendix A of this statement.
A copy of the amended site plan showing the off-road car parking and turning area was forwarded to Ms K McHarg at the Department of Agriculture, Fisheries and Forestry. Ms K McHarg acknowledged receipt of the drawing and that the proposal put forward will no longer cause disturbance to the river bank.
Ms McHarg suggested a meeting on site with representatives from Drainage and Forestry Divisions to agree the best way forward. Mr Williamson was contacted and he stated that he had no further comments to make following his previous site visit.
Mr Malcolm Cowin, Land Drainage Engineer, at the Department of Transport agreed to attend the meeting and Mrs Allinson, who objected to the previous application was also invited to attend.
A meeting took place on site on 2nd June 2005 at which the following were present:
The revised proposal for the site was discussed in detail. A method for the construction of a spillway to discharge surface water from the dwelling to the river was agreed. The extent that the proposed lay-by and turning area would affect the trees and river bank was also discussed and both Ms McHarg and Mr Cowin confirmed their satisfaction with the scheme.
Mr and Mrs Allinson were concerned with the loss of trees and reserved their comment on the proposal.
Copies of correspondence received from Ms McHarg and Mr Cowin are included in Appendix B and C respectively.
This revised proposal for the development of the site has endeavoured to address the relevant issues, i.e. the wildlife corridor and ecology of the river which were the two main reasons given for refusing the previous application.
The applicant is conscious that the existing cottage is beyond practical and economically viable repair. Further deterioration of the existing cottage is inevitable and could be rapid unless action is taken. The deteriorating cottage is a blight on the visual amenity of the Glen as has been recognised by the Minister for Local Government and the Environment.
In view of its importance to both the wildlife and the ecology of the river the Applicant is committed to carrying out a sensitive development of this site.
APPENDIX A
CORRESPONDENCE FROM MR P WILLIAMSON DEPARTMENT OF AGRICULTURE, FISHERIES & FORESTRY
APPENDIX A
CORRESPONDENCE FROM MR P WILLIAMSON DEPARTMENT OF AGRICULTURE, FISHERIES & FORESTRY
Erection of a Dwelling to Replace Existing Derelict Cottage, The Cottage, Glen Road, Colby, Isle of Man
Erection of a Dwelling to Replace Existing Derelict Cottage, The Cottage, Glen Road, Colby, Isle of Man
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