14 September 2022 · Delegated - Principal Planner (Jason Singleton)
Ashbourne House, Ballacraine, St. Johns, Isle Of Man, IM4 3nf
The proposal seeks to vary condition one of previous approval PA 18/00602/B (itself a variation of PA 13/90931/B) to extend the time limit for implementing a detached split-level bungalow with garage, landscaping, new driveway and access improvements on the sloping rear garden of Ashbourne House.
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The officer assessed that planning approval has already been granted twice for the same development (PA 13/90931/B at appeal and PA 18/00602/B in 2018), and this application merely seeks another time …
Strategic Policy 1
Requires development to optimise land use and direct to existing settlements. The site is zoned Residential in St John's Local Plan, consistent with directing housing to service villages.
Strategic Policy 2 - Priority for new development to identified towns and villages
Requires optimising resources and infrastructure. Proposal makes use of existing residential curtilage without policy change since prior approvals.
Strategic Policy 3 - To respect the character of our towns and villages
Identifies St Johns as a service village. Housing in rear garden accepted as previously approved.
Strategic Policy 4
Supports housing to meet local need in service villages. Infill in established residential area complies.
Spatial Policy 5
Encourages positive environmental contribution. Design with traditional features accepted under prior assessments.
General Policy 2
Sets development control criteria including siting, scale, design, landscape impact, amenity and highway safety. No changes since last approval; new design guide reflected in GP2.
Infrastructure Policy 5
Requires water management. Condition added for surface water drainage details.
Community Policy 7
Seeks to reduce fire spread. Not specifically assessed but forms part of overall compliance.
Community Policy 11
Seeks to reduce criminal activity. Not specifically assessed but forms part of overall compliance.
Transport Policy 7
Requires parking per standards (2 spaces for dwelling). Conditions ensure access and splays prior to works.
Environment Policy 42
Requires design reflecting local character, no inappropriate backland or loss of green space. Previously approved at appeal; landscaping condition retains open areas.
Residential Policy RES/P/5 (St John's Local Plan)
New residential development must comply with specified circulars; infill to preserve rural character, avoid backland. Site-specific approval twice before justifies continuation.
Time limit
The development hereby approved shall be begun before the expiration of 26th July 2026. 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.
Parking area and gate removal plan
Prior to the commencement of any works, a detailed, scaled plan is required to be submitted to and approved in writing by the Department which includes the removal of the parking area (small provision for a turning head in front of Ashbourne House (annotated 1 on plan C020B) and the removal of the internal locked gate (annotated 10 on plan C020B) and the driveway served by this gate. This development is required to be implemented in accordance with this approved plan and retained as such thereafter. Reason: To ensure that the appearance of Ashbourne House is not compromised and in the interests of highway safety in respect of minimising the use of the access onto the A1 which is considered substandard.
Access and visibility splays prior to dwelling works
Prior to the commencement of any other excavation or buildings works on the new dwelling, the proposed access, complete with visibility splays as shown in drawing 053 Option B must be in place and available for use. Reason: In the interests of highway safety.
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 dwelling, 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.
Surface water drainage details
Prior to the commencement of any works on the site details of surface water drainage for the access and internal driveway roads must be submitted to and approved in writing by the Department, and all works must be carried out in full accordance with the approved details and shall be installed prior to the first coming into use of the approved access and driveway works. Reason: in the interest of keeping surface water of the road in the interest of highway safety.
no objections
Do not oppose
Highway Services HDC found no significant negative impact and does not oppose the application with advice on EV charging; German Parish Commissioners have no objection; DOI Highways Drainage objects due to insufficient surface water drainage information.
Key concern: insufficient information relating to the drainage of surface water
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised to consider the installation an electric vehicle charging point.
German Parish Commissioners
No ObjectionMy Commissioners have no objection to this application
DOI Highways Drainage
ObjectionThere is insufficient information relating to the drainage of surface water on this site together with the access roads. Sufficient drainage is required to ensure surface water is not permitted to drain onto the public footpath or highway.; Recommendation: Please provide additional information to demonstrate surface water runoff will not be allowed to drain onto the public highway.
