**Document:** Officer Planning Report Recommendations
**Application:** 05/01709/B — Erection of six semi detached dwellings with access from Larch Hill Grove and creation of new access drive to Cliff Cottage
**Decision:** Permitted
**Decision Date:** 2005-11-18
**Parish:** Braddan
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/79442-braddan-cliff-cottage-between-larch-hill-dwelling/documents/1455650

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# Officer Planning Report Recommendations

## 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 K, P & S Hannah<br/> S Skillan & R Hird<br/> Mr A Jessop ### Consultations **Consulttee:** IOM Water Authority **Notes:** Applicant must contact the authority to ensure that a connection is obtained for water supply purposes. ---

### Officer’s Report

The planning application seeks approval for the erection of 6 dwellings (3 pairs of semi-detached) on a parcel of land accessed from the end of Larch Hill Grove in Tromode, Onchan. Access to the site is proposed from the turning head at the end of Larch Hill Grove and the application also proposes an access drive down to an existing property within the site, Cliff Cottage. It is understood that this property is currently habitable and will be refurbished, which does not in itself constitute development and therefore does not form part of the planning application. The application site slopes downwards from east to west and contains a number of relatively mature trees.

In terms of representations to the planning application Onchan District Commissioners object to the planning application on the grounds that they consider the density of the proposed development, the parking arrangements and the construction of the dwellings would adversely affect the amenities and privacy of the existing surrounding properties. The Department of Transport Highways Division has advised that they consider there to be no adverse traffic impacts and have highlighted that the Larch Hill and Larch Hill Grove are of sufficient width (4.8 metres) to serve up to 50 dwellings provided there is provision for a turning area. Larch Hill and Laurel Hill currently contain 24 dwellings. The owners and/or occupants of 17 Larch Hill Grove object to the planning application on the grounds that they consider the proposed development to be an over intensive use of the site, that the cul de sac is inadequate to serve the needs of the additional dwellings, that traffic generation will be problematic, that parking provision will be problematic, that the loss of a well wooded ecological area is inappropriate and that the proposed access is inappropriate. The owners and/or occupants of 15 Larch Hill Grove object to the planning application on the grounds that they consider the proposed development to be an over intensive use of the site, that the cul de sac is inadequate to serve the needs of the additional dwellings, that traffic generation will be problematic, that parking provision will be problematic, that the proposed access is inappropriate and that the loss of a well wooded ecological area is inappropriate. SPMCE neither supports nor objects to the planning application but comments on the planning history of the application site. Andrew Jessopp states that whilst not opposed to the principle of development he is concerned about the adequacy of the access. The Fire Safety Officer recommends that the applicant consults with them with regards to the provision of fire hydrants and fire appliance access.

In terms of planning policy, planning history and overall assessment I would conclude the following. The principle of residential development of the application site has to be viewed as acceptable as the land is zoned for residential development on the Onchan Local Plan. The written statement of the Onchan Local Plan specifically mentions the development of the application site at paragraph 4.35 and refers to the implications of a previous planning application, 98/608, which sought the residential development of the land. This previous planning application sought approval for the erection of 4 dwellings on the application site and was refused at appeal. The appointed Planning Inspector considered that the loss of trees would make some difference to the amenity value of the site but not sufficient to warrant denial of approval, the ecological value of the site and in particular its value to bat life was not properly addressed by the planning application, the visual prominence of the application site is insufficient to warrant refusal, the level of detail in terms of landscaping and general accuracy within the planning application was insufficient and the increase in traffic accessed of Larch Hill is not appropriate, which brought them to the conclusion that the development of the site for the number of dwellings then proposed was too many. This in turn lead to a revised reason for refusal that states that “The loss of trees, absence of a bat survey, the prominence of the site and the absence of detailed landscaping proposals for the development as amended, and the number of dwellings which would be served by the extended cul de sac, when taken in combination, constitute sufficient reason to warrant refusal of this particular proposal.” Unfortunately, I have been unable to

locate the microfiched record for 98/608 and have not seen the previously proposed layout for comparison.

The current planning application limits the overall loss of trees to what I would suggest is an acceptable level, a survey by the Manx Bat Group and DAFF has highlighted the limited ecological level of the site, and contains suitable levels of detail in terms of the proposed development. It seems to me that the previous planning application was primarily refused on the grounds that the cul de sac was not seen as being suitably capable of serving more than 25 dwellings. The current advice from the Department of Transport Highways Division is that up to 50 dwellings could be adequately served. Therefore, I have to conclude that the previous reasons for refusal have been addressed and that the proposed development in acceptable. Accordingly, I recommend that the planning application be approved.

### Recommendation

Recommended Decision: Permitted

Date of Recommendation: 08.11.2005

### 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 2129 A PL 100, 2129.111, 2129.112 and 2129_APL_105 date stamped the 6th September 2005.

N 1. For water connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the Isle of Man Water Authority Planning and Projects Section, telephone 695958.

N 2. The applicant/developer is advised to discuss the provision of hydrants and access for fire appliances with the Fire Safety Officer.

Decision Made : ...
Committee Meeting Date : ...

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*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/79442-braddan-cliff-cottage-between-larch-hill-dwelling/documents/1455650*