28 January 2022 · Head of Development Management (Stephen Butler)
South West Of Oatland Bungalow, Oatlands Road, Andreas, Isle Of Man, IM7 4er
The proposal is for a single-storey detached dwelling measuring 13.6m wide by 6.6m deep, in a traditional Manx cottage design to match the adjacent Oatlands Cottage, including a new access off Oatlands Road, two off-road parking spaces, and turning area.
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The site is designated as residential development under the Isle of Man Development Plan Order 1982, giving a presumption in favour of development, supported by significant weight from a prior Approva…
General Policy 2
Requires development to respect site and surroundings in siting, layout, scale, form, design, landscaping; not adversely affect landscape/townscape character or local amenities. Officer assessed proposal as compliant due to single-storey Manx cottage design matching adjacent property, appropriate scale for open site visible from road, no amenity harm to neighbours, and reflection of local development pattern.
Strategic Policy 1
Requires optimising use of under-used land, efficient site use considering access/amenity, and utilising existing infrastructure. Site as former curtilage in residential area with village facilities (shops/school) deemed sustainable and efficient for single dwelling.
Strategic Policy 2 - Priority for new development to identified towns and villages
Locates new development primarily in towns/villages or extensions; countryside only in exceptional cases. Site in existing village residential designation, not countryside, so policy supports principle.
Housing Policy 4
New housing primarily in towns/villages or extensions; countryside only for exceptional cases like agricultural need or replacements. Residential designation and village location satisfy non-countryside criteria.
Transport Policy 4
Highways must accommodate development traffic safely. Visibility splays and access design approved by Highway Services, with no safety concerns.
Transport Policy 7
Requires parking per standards. Two spaces provided, complying with Appendix 7 standards.
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 future extensions without approval
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
Visibility splays
The visibility splay(s) identified on 2A; shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1050mm in height above adjoining carriageway level and retained thereafter. Reason: In the interests of highway safety.
Parking and turning areas
The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Landscaping scheme
No development shall take place until full details of soft and hard landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting (including tree planting) showing, type, size and position of each. 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 dwelling, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling hereby permitted. Reason: To ensure the provision of an appropriate landscape setting to the development.
do not object
no objection
no objection
Do Not Oppose
no objection
Highways Division raised conditional no objection on access and parking but deferred initially on drainage before confirming satisfaction with revisions; Tree Officer objected strongly to tree removal and inadequate protection; other consultees had no objections.
Key concern: Inadequate tree protection zone failing to cover root protection area leading to likely damage to significant beech tree
Assistant Tree Officer, Forestry, Amenity and Lands Directorate, DEFA
ObjectionThe proposed CEZ however is limited to within the canopy spread of the tree only and is therefore of insufficient size to provide adequate protection to the rooting area.; I feel it is necessary to object to this application.; Approval of this development would see the loss of two valuable amenity trees
DOI Highway Services
Conditional No ObjectionRecommendation: DNOC; The Applicant to note the requirement for a S109(A) Highway Agreement after grant of planning consent.
Conditions requested: Access, visibility splays, internal pedestrian and vehicle arrangements, including bicycle and car parking as well as an electric vehicle charging point to accord with Site Plan as proposed, Drawing No: 2 and to be retained for the lifetime of the development; Separate technical approval under a s109(A) Highway Agreement after grant of planning
Assistant Tree Officer, Forestry, Amenity and Lands Directorate, DEFA
ObjectionWhilst this is a more realistic proposal than the previous, it is still, from the Directorate’s perspective, unacceptable.; I find the proposed development unacceptable and it necessary to object to this application on behalf of the Directorate.
DOI Highways Drainage
No CommentRecommendation: DEFER pending further information with regard to the private drainage arrangements for the proposals.
DEFA Fisheries Directorate
No ObjectionDEFA, Fisheries Directorate have no objections to this development from a fisheries perspective, provided that there is no adverse effect on the adjacent watercourse.
Conditions requested: No adverse effect on the adjacent watercourse
DOI Flood Risk Management Division
No ObjectionDNO
DOI Highways Drainage
No ObjectionWe are satisfied with the proposal, which will prevent surface water runoff from the driveway draining onto the public highway.
Andreas Parish Commissioners
No ObjectionAndreas Parish Commissioners have no objection to this application, however concerns have been raised regarding the siting of the septic tank
DOI Highway Development Control
No CommentMakes no further comment to those submitted on 2 August 2021; The Highway Drainage team may comment on the capture of surface water.
