17 July 2023 · Planning Committee
Lancashire House, Main Road, Santon, Isle Of Man, IM4 1hs
The proposal seeks to establish a retrospectively built three-storey dwelling on Plot 1 at Lancashire Plots, New Castletown Road, Santon, which was constructed under previous approval PA 15/01124/B but not in full accordance with those plans.
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The officer concluded the proposal makes good use of existing land and buildings on previously developed land within a designated 'Existing Residential' area, complying with Strategic Policies 1 (effi…
Strategic Policy 1
Requires efficient use of previously developed land, redundant buildings, and existing infrastructure. Officer found proposal optimises site (former hotel/cottage) within settlement, utilising planned access/services.
Strategic Policy 2 - Priority for new development to identified towns and villages
Priority for new development in towns/villages using existing infrastructure. Site in sustainable Newtown settlement on bus route/A5, meeting locational aims over countryside development.
Strategic Policy 3 - To respect the character of our towns and villages
Protect/enhance character of towns/villages. Design accepted despite imposing scale, as informed by prior large buildings on site rather than smaller neighbours.
Spatial Policy 5
Design and visual impact. Contemporary-traditional form/massing with chimneys/render acceptable per prior approval and Residential Design Guide.
Strategic Policy 10
Use existing transport network. Access/road amendments accord with highways advice; on main A5/bus route.
General Policy 2
General development considerations. No significant harm to amenities/character; good use of land.
Housing Policy 1
Provision of housing. Regularises dwelling in residential designation.
Housing Policy 4
Location of new housing. Appropriate in existing settlement.
Housing Policy 6
Design of new housing in settlements. Compatible per RDG 2021 and site context.
Transport Policy 4
Design of new access. Amendments provide adequate visibility/standards.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Pedestrian access. 1.5m footway proposed.
Transport Policy 7
Car parking. Two spaces/turning provided.
Environment Policy 42
Character and identity of settlements. Maintains Newtown character per Area Plan East Map 11.
Access alterations 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 dwelling 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 dwelling 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.
Outbuilding alterations and use
The dwelling hereby approved shall not be occupied until the alterations shown on Drawing No 22 1706 08 to the outbuilding have been carried out and the building is fit for the proposed use as workshop and bicycle storage. The outbuilding shall only be used in accordance with the approved plans and for no other purpose. Reason: The building is off insufficient size to be used for its original purpose and is only considerable acceptable as being incidental to the dwelling and for no other purpose and to ensure the provision of adequate bicycle storage.
Landscaping details
Prior to the commencement of the landscaping shown on Drawing No 22 1706 08 details of the proposed low level planting and hedging and reinforcement of the landscaping along the eastern boundary shall be submitted to and approved in writing by the Department. Details of the scheme shall include; o A schedule of planning to comprise species, plant sizes and proposed numbers and density; o A programme for implementation and completion of the proposed landscaping. All soft and hard 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 and those in neighbouring properties.
Landscaping implementation
The dwelling hereby approved shall not be occupied until the landscaping and associated garden earth works to the levels shown on Drawing No 22 1706 08 and as approved under Condition 5 have been carried out. 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.
Restriction 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.
Obscure glazing
Prior to the occupation of the dwelling the window to the ensuite of bedroom 2 shall be fitted with obscure glazing to level equivalent to Pilkington level 5 or above and shall be permanently retained as such. Reason: In the interests of the residential amenity of the adjacent properties.
Alterations including widening access, lowering wall/pillars acceptable; more favourable internal arrangement than as-built; parking/bike storage acceptable; no significant road safety/highway issues.
Surface water runoff onto highway contravention noted; recommend handled via highway drainage layout approval.
Highways Development Control and Highways Drainage provided conditional no objection responses regarding access and drainage arrangements, while local resident(s) from Ballanoa Meadows submitted strong objections and a petition citing concerns over future development on unsuitable made ground.
Key concern: made ground to west created by illegal filling, unsuitable and potentially toxic for residential development
Highways Development Control
Conditional No Objection"The proposal raises no significant road safety or highway network efficiency issues, and represents a preferable arrangement to that currently built."; "Recommendation: DNOC"
Conditions requested: all access arrangements to accord to Drawing No. 22 1706 03 and 22 1706 08; Section 109(A) Highway Agreement post planning consent; suitable surface water discharge measures to be agreed with Highway Services Drainage Team
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; completion of highway drainage layout approval
Resident at 37 Ballanoa Meadows
Objection"I do object most strongly to the proposed widening of the access to the Main Road and to the extension of the road within the site to beyond the western boundary of the site."; "It is quite obvious that the applicant is trying to obtain approval for an access suitable for further development to the West and thereby create some measure of justification for same. This must not be allowed"
