17 July 2023 · Planning Committee
Plot 2 At The Lancashire House, Main Road, Santon, Isle Of Man, IM4 1hq
The site at Plot 2, part of the former Lancashire Hotel site on Main Road, Santon, already had a single dwelling built under prior approval but not in full accordance with plans. This application sought to regularise it by converting it into two 4-bed semi-detached dwellings, with changes including front doors, removal…
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The officer concluded that the proposal makes good use of existing land and buildings on a site designated for residential use within an existing settlement, optimising previously developed land and u…
Strategic Policy 1
Requires efficient use of land by optimising previously developed land and under-used buildings, and locating development to utilise existing infrastructure. Officer assessed the proposal as regularising existing built dwellings on previously developed former hotel site within settlement, making best use of resources.
Strategic Policy 2 - Priority for new development to identified towns and villages
Priority for new development in identified towns/villages using sustainable locations. Site in Newtown residential designation on bus route, providing housing in existing settlement utilising infrastructure.
Strategic Policy 3 - To respect the character of our towns and villages
Protect and enhance character of towns and villages. Design maintains traditional form from prior approval, compatible with site's prior large buildings.
Spatial Policy 5
Design and visual impact. Changes simplify elevations and add symmetry; contemporary elements acceptable in mixed context per Residential Design Guide.
Strategic Policy 10
Make use of existing transport network. Site on A6 bus route with improved access and cycle storage.
General Policy 2
General development considerations. Proposal balances locational context, design, amenity, and highways.
Housing Policy 1
Provision of housing. Subdivides into two 4-bed dwellings on allocated residential land.
Housing Policy 4
Location of new housing. Within existing residential settlement.
Housing Policy 6
Design of new housing in existing settlements. Compatible with site context and prior approval.
Transport Policy 4
Design of new access. Amendments improve visibility splays and internal layout per Manual for Manx Roads.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Pedestrian access. Includes 1.5m footway.
Transport Policy 7
Car parking. Two spaces per dwelling acceptable.
Environment Policy 42
Character and identity of settlements. Maintains settlement character per Area Plan for the East.
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.
Access and visibility splays
Prior to the commencement of any works hereby approved all alterations to the main access from the A6 shall be carried out in accordance with Drawings No. 22 1706 03 and 22 1706 08. Once formed, the visibility splays shall be permanently retained thereafter and no visual obstruction of any kind shall be permitted within the visibility splays so formed. Reason: To enable drivers of vehicles using the access to have a clear view of other road users and pedestrians in the interests of road safety.
Parking and turning areas
The dwellings hereby approved shall not be occupied unless the vehicle and pedestrian access and all parking and turning areas have been provided and surfaced in accordance with the Drawings No. 22 1706 03 and 22 1706 08. Once provided, all parking and turning areas shall thereafter be permanently retained as such. Reason: To ensure the provision of a means of access and turning space to an adequate standard in the interests of highway safety and to ensure the timely completion of the parking area.
Highway drainage
Prior to the commencement of any works to the main access from the A6 and the internal road details of the proposed drainage layout shall be submitted to and approved in writing by the Department. The dwellings hereby approved shall not be occupied unless the proposed drainage has been provided in accordance with the approved plans. Once provided all drainage shall thereafter be permanently retained. Reason: In the interests of highway safety.
Landscaping and boundary treatments
No works in connection with the development hereby approved shall commence unless a scheme of boundary treatments and soft landscaping works has been submitted to and approved in writing by the Department. Details of the scheme shall include; o Boundary treatment between the two dwellings; o Boundary treatment and/or planting along the rear / south western boundary and r/h side / north west boundary; o Should any planting be proposed it shall include schedule of planning to comprise species, plant sizes and proposed numbers and density; and o A programme for implementation and completion of the proposed landscaping. All boundary treatments and soft landscaping proposals shall be carried out in accordance with the approved planting scheme and management programme. Any planting which, within a period of 5 years from the completion of the development, in the opinion of the Department is dying, being severely damaged or becoming seriously diseased, shall be replaced by plants of similar size and species to those originally required to be planted. Once provided, all hard landscaping works shall thereafter be permanently retained. Reason: To ensure the implementation and management of a satisfactory scheme of landscaping which will help to integrate the proposed development into the local landscape in the interests of the visual amenity of the area and enhancement of the eastern boundary in the interests of the privacy of future occupiers.
Cycle storage
No works in connection with the development hereby approved shall commence unless details of the layout design and appearance of cycle storage has been submitted to and approved in writing by the Department. The cycle storage areas shall be provided strictly in accordance with the details so approved, provided/erected prior to the first occupation of the dwellings and maintained as such thereafter. Reason: In the interests of sustainable transport options.
Restrictions on permitted development
Notwithstanding the provisions of the Town and Country Planning (Permitted Development Order) 2012 or any order amending, revoking or re-enacting that Order no greenhouses or polytunnels, extensions, garden sheds or summer houses, fences, gates or walls, private garages or carports, or decking other than that shown on the approved plans shall be erected on the site under Classes 13, 14, 15, 16 17 and 21 of Schedule 1 of that Order, respectively. Reason: in the interests of the residential amenity of the adjacent properties and of the character and appearance of the development.
alterations including widening access, lowering wall and pillars acceptable and allow more favourable internal arrangement; parking acceptable but bike storage details required; no significant road safety or highway issues
surface water runoff onto highway contravened policy but can be dealt with via highway drainage layout approval condition
This document contains a single statutory consultation response from DOI Highways (no objection with conditions) and multiple public representations objecting to the access road extension due to concerns over future development on unsuitable made ground.
Key concern: surface water run-off onto the highway
Department of Infrastructure Highways Development Control
Conditional No ObjectionThe proposal is acceptable to Highways, meeting all vehicular arrangement criteria apart from the provision of bicycle storage.; Recommendation: Request additional information/revisions.
Conditions requested: Suitable surface water discharge measures should be agreed with Highway Services Drainage Team; Section 109(A) Highway Agreement post planning consent; Secure and covered bicycle storage at a rate of one space per bedroom; Consider provision of electric vehicle charging points
Department of Infrastructure Highways Drainage
Conditional No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.
Conditions requested: Drainage details for each plot required to comply with Section 58 of the Highway Act 1986 and section 11.3.11 of the Manual for Manx Roads; Highway drainage layout approval required
