**Document:** 09/01309/B Officer Report **Application:** 09/01309/B — Erection of an apartment building (comprising amendments to PA 09/00231B) **Decision:** Permitted **Decision Date:** 2009-10-13 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/63782-braddan-vicarage-road-opposite-horse-apartment/documents/1386143 --- # 09/01309/B Officer Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] ### Officer's Report #### Application Site And Proposed Development The application site comprises land adjacent to Island House and opposite the Horse and Plough Public House in Braddan. The proposed development comprises the erection of an apartment building (comprising amendments to PA 09/00231B) on the application site. The planning application is being considered by the Planning Committee on the basis that it proposes a development of more than eight dwellings. #### Planning History The application site has been the subject of a number of previous planning applications that are considered specifically material to the assessment of this current planning application: Planning application 03/01237/B sought approval for residential development of sixty nine dwellings with associated roads, sewers, landscaping and public open space on land that includes the application site for the current planning application. This previous planning application was initially considered and approved on the 12th March 2004, with the initial approval decision notice issued on the 23rd March 2004. The initial approval was confirmed by the Planning Committee at review on the 4th June 2004, with the review approval decision notice issued on the 15th June 2004. Planning application 05/01686/B sought approval for residential development of 41 dwellings and a commercial development comprising 2 office buildings and 7 light industrial/storage and distribution units with associated roads and sewers and public open space on land that includes the application site for the current planning application. This previous planning application was initially considered and approved on the 11th November 2005, with the initial approval decision notice issued on the 22nd December 2005. Planning application 09/000231/B sought approval for the replacement of 9 no. previously approved dwellings with 16 no. dwellings (amendment to PA 05/01686/B) on land adjacent to Vicarage Road and opposite Horse and Plough Pub, Braddan. This previous planning application was approved by the Planning Committee on the 23rd July 2009, with the approval decision notice issued on the 24th July 2009. ## Representations The Department of Transport Highways Division do not oppose the planning application. The Department of Local Government and the Environment's Environment, Safety and Health Directorate express an interest in the planning application. ### Planning Policy In terms of local plan policy, the application site is located within a wider area of land that is designated to have a master plan prepared that includes areas of industrial use, science based industries, high density residential use, landscaping and secondary school of approximately sixteen acres under the Isle of Man Planning Scheme (Braddan Parish District Local Plan) Order 1991 - Plan No. 2. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application. General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: - (a) is in accordance with the design brief in the Area Plan where there is such a brief; - (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; - (c) does not affect adversely the character of the surrounding landscape or townscape; - (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; - (e) does not affect adversely public views of the sea; - (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; - (g) does not affect adversely the amenity of local residents or the character of the locality; - (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; - (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; - (j) can be provided with all necessary services; - (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; - (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; - (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and - (n) is designed having due regard to best practice in reducing energy consumption." Housing Policy 4 states: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances: - (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10; - (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and - (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14." ### Assessment The planning application seeks approval for the erection of an apartment building on the application site. The proposal essentially represents amendments to an apartment building previously approved under PA 09/00231/B. The amendments consist of the replacement of a ground floor door on the rear elevation of the building with a window, the erection of fences to create gardens to the rear, and the relocation of the bin store for the building. In terms of assessment, the overall principle of the building and its design has previously been accepted. It is considered that the proposed amendments to the building are relatively modest and largely unobjectionable. It is therefore recommended that the planning application be approved subject to similar conditions as previous planning application 09/00231/B It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status: Braddan Parish Commissioners; and The Department of Transport Highways Division. It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: The Department of Local Government and the Environment’s Environment, Safety and Health Directorate. ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to drawing no.s 2296.25(15-20), 2296.15d rev. L, 2296_APL_204 rev. A and 2296_APL_205 rev. A date stamped the 5th August 2009. C 3. No apartment shall be occupied until the estate road has been constructed to at least base course level and adequately lit from the junction with the adopted highway up to the access to the apartments to the satisfaction of the Planning Authority. C 4. No apartment shall be occupied until the parking facilities and vehicular access(es) has/have been completed to the satisfaction of the Planning Authority before being brought into use, and such facilities shall thereafter be so retained. C 5. There must be no discharge of surface water to the main foul sewer. I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005 Decision Made : APPROVED Committee Meeting Date : 9/10/09 Signed : A. K. D. W. S. Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate ☑ YES / ☐ NO [Table omitted in markdown export] --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/63782-braddan-vicarage-road-opposite-horse-apartment/documents/1386143*