**Document:** Officer Planning Report **Application:** 05/00842/B — Erection of 23 detached dwellings with access road and landscaping **Decision:** Permitted **Decision Date:** 2005-09-06 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/78190-german-site-of-property-glen-aul-dwelling/documents/1440824 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations Mrs Caroline Perry ### Consultations [Table omitted in markdown export] ### Policy ## Officer's Report 1. The site comprises an area of approximately 1.04ha (2.6 acres) immediately north of the established residential development of Close Quane, and south of the new residential development on the Ballawattleworth land. 2. Zoned for predominantly residential use. There is one dwelling adjoining Ballaquane Road. The remaining land is gorse/bramble – covered (see report on PA03/1321, and DAFF comments). 3. The “remaining land” (see (2) above) was the subject of PA03/1321 – Approval in Principle for 19 dwellings. Still valid. 4. Now proposed, in a full application, is development of the site in the form of 23 detached dwellings. The existing dwelling (Glen Aul”) would be demolished. Density: 8.8/acre (22/ha). 5. The principal issues are: - (a) land-use/density; - (b) infrastructure; - (c) access; - (d) impact on adjoining land; - (e) site clearance (ecological impact); - (f) dwelling types; - (g) play space/open space; and - (h) affordability. 6. Land use/density The land use is consistent with the Local Plan zoning and with the valid Application in Principle. The density is “medium”, and, whilst a little higher than Close Quane and Ballaquane, is lower than that part of Ballawattleworth closest to the site. 7. Infrastructure The development can be drained and provided with other essential services. See correspondence of 19th July re S. W disposal (from the applicant, with drawing 31548/200 Rev. A). 8. Access The DoT has recommended approval to the layout, which utilises a conventional, single access and a block-paved, shared-surface cul-de-sac. Each dwelling has its own double-width driveway and a garage. There are 2 “visitor parking” spaces, and a turning area part-way along the cul-de-sac. 9. Impact on adjoining land The existing boundary hedges/trees would be retained, and new trees planted along the southwest and northeast boundaries. The buildings are 2 storeys, whilst those in Close Quane are only single-storey, but having regard to the separation, orientation, and screening, the relationship is reasonable. Relationship to Ballawattleworth is satisfactory. 10. Site Clearance See DAFF letter of 28th October 2003 on PA03/1321. There is a protection (as to the timing of clearance i.e. not April – August) under the Wildlife Act 1990. 11. Dwelling types There are just two basic types, with variations to finishes and handling. The architecture could be anywhere, as could most of that to the north, east, and south. 12. Play space/open space There is one small area of amenity space, adjoining the visitors' parking area. Each house has an adequate garden area. ### 13. Affordability Having regard to the Approval in Principle, to the nature of the housing (detached 4-bedroomed dwellings), and to the number of smaller units on Ballawattleworth, I suggest that this is not an appropriate site (or application) on which to require the provision of affordable housing units. Mrs Perry – concerns relating to nature of the application and to use of 2-storey dwellings and to infrastructure. ### Recommendation Recommended Decision: Permitted Date of Recommendation: ### 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. All services must be laid underground, and all soil-stacks must be constructed internally. C 3. No development may commence until there has been approved by the Planning Authority a scheme of landscaping which includes indications of all existing trees and hedges within the site and details of any to be retained together with measures for their protection during the course of construction. This scheme should include details of: - (a) the new section of hedge along Ballaquane Road; - (b) any alteration to the existing hedge along Ballaquane Road in response to condition (5) below; and; - (c) the proposed tree planting along the southwest and northeast boundaries. The scheme should also include the retention of existing hedges along the southwest and northeast boundaries. C 4. 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 dwellings, 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. C 5. Slight lines/visibility splays at the proposed access to Ballaquane Road must be constructed in accordance with Manx Roads 1. C 6. On completion, the development will become a Home Zone; traffic calming measures, including Home Zone features, at the design. C 7. Prior to the occupation of any dwelling, there must be constructed, between that dwelling and the adopted highway, an adequately lit and usable roadway. C 8. This approval relates to drawings which are numbered 2285-1, -2, -3, -4, -5, and 31548-201, 202, and date stamped 29th April 2005, and 31548-200 Rev. A date stamped 19th July 2005. N 1. The applicant is advised to consult the Water Authority with regard to the Water Supply Byelaws. N 2. It is recommended that there should be consultation with the Fire Safety Department in relation to access for fire appliances and provision of fire hydrants. N 3. Attention is drawn to the recommendations of the Disability Access Officer, a copy of which is attached hereto. N 4. Clearance of this site should not take place between April and August, which is the bird nesting season; further advice may be obtained in relation to the Wildlife Act 1990 from the Wildlife Section of the Department of Agriculture, Fisheries and Forestry. Decision Made : ... Committee Meeting Date : ... --- *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/78190-german-site-of-property-glen-aul-dwelling/documents/1440824*