**Document:** Officer Planning Report Recommendations **Application:** 06/01938/A — Approval in principle for the erection of a dwelling **Decision:** Permitted **Decision Date:** 2007-02-06 **Parish:** Lonan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/81973-lonan-land-at-ellan-new-build-dwelling/documents/1484416 --- # Officer Planning Report Recommendations ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations ### Written Representations ### Consultations ### Officer's Report #### The Application Site And Planning Application The application site comprises of a parcel of land located between three existing dwellings on the eastern side of the A2 Coast Road, approximately 100 metres north of the junction of the A2 Coast Road with Ballagawne Road. The site currently forms part of an extended garden for one of the adjacent dwellings and consists of generally level ground. Photographs of the application site are on the application file. The planning application seeks approval in principle for the erection of a dwelling on the application site. #### Planning History The application site has been the subject of one previous planning application that is considered to be specifically material to the assessment of this current planning application. Planning application 01/01250/A sought approval in principle for the erection of a dwelling on the application site. This previous planning application was initially considered and approved on the 22nd October 2001, with the initial approval decision notice issued on the 26th October 2001. A copy of the initial approval decision notice for this previous planning application has been placed on the application file for the current planning application. #### Representations Lonan Parish Commissioners recommend that the planning application be approved. The Department of Transport Highways Division do not oppose the planning application subject to the imposition of conditions relating to vehicular visibility arrangements and car parking provision. The Department of Transport Drainage Division do not object to the planning application subject to the imposition of conditions relating to foul and surface water disposal. The Isle of Man Water Authority requests that an informative note be attached to any approval decision notice. The Society for the Preservation of the Manx Countryside and Environment objects to the planning application. The grounds for their objection can be summarised as the belief that the two designated residential sites within the local plan have been developed and as such this proposal represents additional development contrary to the local plan. They are also concerned about additional development along the coastal strip and the obstruction of coastal views from the main road and the M.E.R. ### Planning Policy Under the Laxey and Lonan Area Plan Order 2005 the application site is designated as proposed predominantly residential (annotated as area no. 14 within the plan). Paragraph 4.51 of the Laxey and Lonan Area Plan Order 2005 states the following regarding the application site: "This has been suggested as an infill site suitable for the development of one additional dwelling. The Department would accept this on the basis that a similar development was approved several years ago, between Ben Varden and Harbour View (the property known as Glencoe) and has fitted very well into the roadside scene. Planning permission has been granted for the principle of the erection of a dwelling on this site (PA 01/1250)." Policy L/RES/PR/11 of the Laxey and Lonan Area Plan Order 2005 states: "This plot will be considered suitable for the development of one detached property designed generally in accordance with Planning Circular 3/91 policies 2-7 inclusive. Development proposals must include provision for access onto the main road which is designed with appropriate visibility splays." ### Assessment The purpose of the planning application is to assess whether the principle of residential development of the site for one dwelling is acceptable and the starting point for this has to be local plan policy. In this respect, and as stated earlier, the application site is designated for residential development for one dwelling under the Laxey and Lonan Area Plan Order 2005. As such it has to be concluded that the proposal is in accordance with the provisions of the local plan. Furthermore, the application site has previously had approval in principle for the erection of a dwelling on it. It is apparent from site visit that the site is capable of accommodating a dwelling in an appropriate manner that does not unduly impact on the private amenity of the neighbouring properties or effect public amenity. It is recommended that the planning application be approved subject to conditions relating to design, access arrangements, car parking provision and foul and surface water disposal. ### Party Status 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: - Lonan Parish Commissioners; - The Department of Transport Highways Division; - The Department of Transport Drainage Division; and - The Isle of Man Water Authority. 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 Society for the Preservation of the Manx Countryside and Environment. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 10.01.2007 ### 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. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application. C 2. This approval in principle relates to the erection of a dwelling on the site defined by the red line as shown on the location plan date stamped the 8th November 2006. C 3. The design and form of any dwelling proposed as part of any subsequent reserved matters planning application must be traditional in form and accord with the provisions of policies 2 - 7 (inclusive) of Planning Circular 3/91. C 4. Any subsequent reserved matters planning application must include provision for vehicular sight lines of a minimum of 2 metres by 160 metres. C 5. Any subsequent reserved matters planning application must include provision for a minimum of two on-site car parking spaces. C 6. Any subsequent reserved matters planning application must include provision for vehicles to enter and exit the application site in a forward gear. C 7. Any dwelling proposed by any subsequent reserved matters planning application must include provision for connection to the public sewer. C 8. Any dwelling proposed by any subsequent reserved matters planning application must include provisions to ensure that no surface water is discharged directly or indirectly to any foul drainage system. N 1. The applicant/developer is recommended to consult the Department of Transport Drainage Division with regards to the drainage layout prior to the submission of any subsequent reserved matters planning application. N 2. For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949. Decision Made : APPROVED Committee Meeting Date : 2/2/07 --- *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/81973-lonan-land-at-ellan-new-build-dwelling/documents/1484416*