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Application No.: 18/00176/B Applicant: Braddan Parish Commissioners Proposal: Proposed construction of 24 two bedroom apartments and 6 one bedroom apartments with associated car parking and landscaping Site Address: Snugborough House Main Road Union Mills Isle Of Man IM4 4LW Case Officer : Mr Chris Balmer Photo Taken: 26.04.2018 Site Visit: 26.04.2018 Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 14.05.2018 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Reason: Exceptions in terms of no provision of affordable housing and open space provision have been accepted on the grounds that the applicants are a Local Authority.
N 1. The applicant is strongly recommended to discuss the requirements of highway related conditions with Department of Infrastructure Highway Services before making any submission.
Reason: In the interest of highway safety Plans/Drawings/Information;
This approval relates to the submitted documents and drawings reference numbers 17/2631/01A, 17/2631/02, 17/2631/03B, 17/2631/03D, 17/2631/04C, 17/2631/05 (x2), 17/2631/06, 17/2631/07C, 17/2631/08A, 17/2631/10C, 17/2631/11E, 17/2631/12B,
_______________________________________________________________ Interested Person Status – Additional Persons
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations: The DOI Housing Division
It is recommended that the following persons should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4): The owner/occupier of 14 Snugborough Avenue, Union Mills The owner/occupier of 16 Snugborough Avenue, Union Mills
It is recommended that the following persons should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4): The owner/occupier of 11 Close Y Lhergy, Union Mills The owner/occupier of 4 Glenhill, Ashlar Drive, Union Mills _____________________________________________________________________________
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE DEVELOPMENT COULD BE CONSIDERED TO BE CONTRARY TO THE DEVELOPMENT PLAN BUT RECOMMENDED FOR AN APPROVAL
1.0 SITE - 1.1 The application site comprises a parcel of land located at Snugborough House which is located to the northern side of Main Road at the beginning of Union Mills when traveling from Douglas. The site is also located southwest of Cronk Gennal/Snugborough Avenue housing
2.0 PROPOSAL - 2.1 The application seeks approval for the proposed construction of 24 two bedroom apartments and 6 one bedroom apartments (total of 30 apartments) with associated car parking and landscaping. The apartments are proposed for the Braddan Parish Commissioner's to meet their local authority housing need. - 2.2 There would be a total of four detached apartment blocks within the site, two of which would front onto Main Road along the southern boundary of the site and are sited in a staggered footprint. These would be three storeys in height. The third block, which is the largest, would be four storeys and would run parallel with the eastern boundary located in the centre of the site. The four block would be to the north of the third block, again running parallel with the eastern boundary. This would be three storeys in height. - 2.3 The apartments are finished in a mixture of ashlar lined render at ground floor level, with brickworks (including blue brickworks to cills and heads around each floor), slate like concrete tiles and with grey aluminium framed windows and doors. Photovoltaic roof tiles are also proposed to certain elevations (southeast/southwest). - 2.4 The proposals include the demolition of the existing three detached blocks of garaging (total of 28 spaces) located to the "upper section" of the site. In the main these garage are replaced with block paving parking spaces and landscaping. The overall proposal would create a total of 65 parking spaces, with 43 spaces at the upper level and 22 at the lower level. Of the 65 spaces, 45 spaces are allocated to the proposed development (equates to 1.5 spaces per apartment) and 20 spaces are to be allocated to existing tenants (Cronk Gennal/Snugborough Avenue) on a one to one basis. - 2.5 The proposal also includes secure cycle storage for a total of 26 cycles spread within the four apartment's blocks.
3.0 DEVELOPMENT PLAN POLICIES - 3.1 The Braddan Local Plan designates the application site as being partially within Predominately Residential (upper section) and partially within Predominately Industrial (lower section). The site is not within a Conservation Area. Due to the zoning of the site and the proposed works the following policy is relevant in the determination of the application:- - 3.2 Strategic Policy 1 states: "Development should make the best use of resources by:
3.3 Strategic Policy 2 states: "New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3." - 3.4 Strategic Policy 5 states: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies." - 3.5 Strategic Policy 10 states: "New development should be located and designed such as to promote a more integrated transport network with the aim to:
3.6 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:
3.7 Housing Policy 1 states: "The housing needs of the Island will be met by making provision for sufficient development opportunities to enable 6000 additional dwellings (net of demolitions), and including those created by conversion, to be built over the Plan period 2001 to 2016." - 3.8 Housing Policy 4 states: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(1) 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:
3.9 Housing Policy 5 states: "In granting planning permission on land zoned for residential development or in predominantly residential areas the Department will normally require that 25% of provision should be made up of affordable housing. This policy will apply to developments of 8 dwellings or more." - 3.10 Environment Policy 42 states: "New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans." - 3.11 Environment Policy 4 states: "Development will not be permitted which would adversely affect:
3.12 Recreation Policy 3 states: "Where appropriate, new development should include the provision of landscaped amenity areas as an integral part of the design. New residential development of ten or more dwellings must make provision for recreational and amenity space in accordance with the standards specified in Appendix 6 to the Plan." - 3.13 Recreation Policy 4 states: "Open Space must be provided on site or conveniently close to the development which it is intended to serve, and should be easily accessible by foot and public transport."
4.0 PLANNING HISTORY - 4.1 The previous planning application is considered relevant in the assessment and determination of this application: - 4.2 Change of use of entrance area to car sales, Snugborough House, Main Road, Union Mills - 02/01210/C - REFUSED on the following grounds:
"R 1. Whilst the site is designated on the 1991 Braddan Plan as part of the wider industrial area, the site itself shares more in common in terms of its level, scale and position, with the residential development to the west than the industrial land to the east (illustrated in the emerging Braddan Plan where the site is embraced by the Residential designation rather than industrial). The use of the site for car sales is considered inappropriate in view of the proximity of the site both to the Main Road (TT Course) and the adjacent residential property.
R 2. The appearance of vehicles for sale is inappropriate and of detriment to the appearance of the village which is otherwise landscaped and generally attractive in this vicinity."
4.3 Construction of block of 10 garages, rear of Cronk Gennal, Snugborough, Braddan 89/01786/B - APPROVED
5.0 REPRESENTATIONS - 5.1 Highway Services (received on 21.03.2018) initially sought a deferral, making the following comments: "The proposal is to construct 24 no. two bedroom apartments and 6 no. one bedroom apartments with associated car parking and landscaping. The site is currently used for parking and garaging by local residents. The development would include the removal of the existing 28 redundant garage spaces, which the applicant states is small and of poor quality, and its replacement with car parking areas to serve both the new development and provide some parking for existing local residents.
There is a historic access to the site from Peel Road which would not be used to serve the development and would be closed off. Vehicular access to the site would be via a new shared surface vehicular access approximately 3m wide constructed between existing property no. 16 Cronk Gennal and the existing Braddan Parish Commissioners building. It would be inbound only for all traffic except service vehicles which could also egress the site. However, the access is only wide enough to accommodate single file traffic and is therefore unsuitable for two-way use. In addition, no highway visibility splays have been provided for this site access junction to demonstrate that sufficient highway visibility is available for vehicles exiting the site. Splays of 2.4m x 25m are required.
Vehicles would also be able to exit the site via an existing access between nos. 8 and 10 Cronk Gennal which is currently used as a shared surface two-way access, although it is only wide enough to accommodate single file traffic as it is approximately 3m wide at its narrowest point. The proposed landscaping plan (drawing no. 17/2631/06C) shows that improved visibility splays would be provided but the red line boundary shown is different to that on the existing site and location plans (drawing no. 17/2631/01A). This needs to be clarified and the drawings revised accordingly for consistency. The splays would remove part of the front gardens of the two existing dwellings either side of the access, and the red line is drawn through one of the properties on the landscaping plan. The improved visibility splays for this access have not been shown which are required for all new and amended site egress points onto existing roads and for the internal junctions within the site.
A new service vehicle lay-by to serve both the development and the Braddan Parish Commissioners office would be provided to the rear of 12 - 16 Cronk Gennal. The applicant is required to confirm the size of the largest refuse vehicle that would be used to access the site, and provide swept path analysis on a suitably scaled plan to show that it could access, turn around and egress the site.
There are two other existing access to the south of the site which would be retained and unchanged. The southernmost access is a footpath only and the access to the north of it is a shared surface vehicular access. A new footpath link into the site from Peel Road would be created. A 1.2m wide footpath through the site from the proposed block paved turning head to
the existing car park at the rear of the Braddan Parish Commissioners building is proposed. Ideally the footpath should be widened to 2m.
In light of the above comments the applicant is requested to reconsider the proposed site access arrangements. The applicant needs to provide all the plans and information listed in section 3.4.17 of the Department of Infrastructure's 'Manual for Manx Roads' document which is available on the Isle of Man Government website and copied below… (see full email online)"
Highway Services comments also state:
"The parking standards in 'The Isle of Man Strategic Plan 2016' require 1 car parking space for a one bedroom apartment and 2 spaces for a two bedroom apartment. The standards therefore require 6 spaces (6x1) for the one bedroom apartments and 48 spaces (24 x 2 = 48) for the two bedroom apartments which is a total parking demand of 54 spaces for the new development.
The proposed lower provision of 45 spaces (including 2 disabled bays) is unacceptable unless the applicant provides evidence to demonstrate that a lower car ownership level than usual will apply to the development. This can be achieved by providing the car ownership level for the adjacent residential estate.
It is noted that 20 spaces would be provided for existing residents. 30 cycle parking spaces would be needed to serve the proposed 30 apartments to comply with the parking standards and currently only 26 are proposed.
The development proposes to retain existing ground levels for the parking area directly to the rear of the existing dwellings, but intends to lower site levels for the proposed block paved access road to the new apartments. Undercroft parking would be provided below the existing site parking area. The proposed site levels are no steeper than 1:12 for the majority of the site, which is suitable for pedestrian and disabled access, but is approximately 1:7 on the west side of the proposed block paved turning head and around 1:10 at the disabled parking bays on the east side of the turning head.
A PICADY traffic assessment will need to be carried out for the Peel Road/Cronk Gennal junction leading to the site, as requested by Highway Services during pre-application discussion for the development. It is to determine if the proposed traffic that would be generated by the proposals could be accommodated with the existing traffic on the network. A traffic survey will be required and the full junction model results provided. If the proposed traffic cannot be accommodated, then the applicant will either need to reduce the level of development on the site to reduce the proposed traffic accordingly, or provide a right turn facility on Peel Road at the junction subject to there being sufficient space available. Any proposed right turn facility will need to be subject to a Road Safety Audit. The proposed drainage design, highway design and structural impacts of the undercroft parking and retaining wall will need to be reviewed by Highway Services design engineers. However, the above issues will have to be addressed by the applicant in advance of this to ensure the proposals are consistent, and Highway Services will have sufficient information to be able to properly assess the development.
Highway Services requests that this application is deferred to allow the applicant to consider the above.
Recommendation: DEFER"
5.2 Braddan Parish Commissioners have no objection (received on 09.03.2018).
5.3 The Arboricultural Officer (DEFA) makes the following comments (received on 12.03.2018); "The design statement states that 'A tree assessment and survey was made in the early stages of design development as this would dictate the extent of building on the site'. The plans, however, would suggest otherwise because the majority of trees on the site are being removed, including some good quality Category B (BS5837) trees.
That said, I do not object to the majority of the tree removal that is proposed. My main concern is with trees along the southern boundary of the site, adjacent to the A1 Peel Road. Trees 1-7 form a group containing ash, sycamore and elm which is very visible from the A1 Peel Road and its junctions with the Ashlar Drive and Close Y Locker estates. Tree 8 is a flowering cherry that is also prominent from these locations and is the last tree of a planting scheme that continues south adjacent to road, down to the entrance to the Snugborough trading estate. These trees are important in the local landscape and make a significant contribution to the amenities of the area. Their loss, through the construction of parts C & D of this development, would therefore have a significant visual impact. The CGi image that has been submitted showing the view from the A1 Peel Road isn't entirely accurate because it shows trees retained which are marked for removal.
The size of the amenity space to the south of parts C & D doesn't leave much scope for replacement planting either. The landscaping plan (17/2631/06C) appears to show some trees (new planting?) in this space but this is an unrealistic prospect. The residents of these properties are unlikely to want trees right outside their back door, shading the limited amenity space that is available.
In a similar vein, I am also concerned about the trees that will be retained to the east of parts A & B of the development, on the slope between the development and the Snugborough estate. These trees don't appear to be shown on any of the submitted drawings but are visible on aerial photography from 2015. These trees are likely to block light from the lower, SouthEast facing windows of these blocks. As a result there is likely to be pressure in the future to remove these trees.
This proposal will increase the development intensity of the area so the soft landscaping will be key to creating a pleasant environment for residents. There is a lack of detail to the landscaping scheme that has been submitted which needs to be addressed. For something that is so important to the acceptability of the proposal I think that full details of the landscaping (including tree planting) should be available before the outcome of the application is determined.
In summary, there are some parts of the scheme which are generally acceptable but the detail of the soft landscaping is lacking. The impact of the tree removal for parts C & D will be significant and it is on this basis that I object to the application.
There are several photos attached which support the points raised above. If you have any questions regarding these comments please do not hesitate to contact me."
5.4 The DOI Housing Division (02.03.2018) comment that as the site is for Braddan Parish Commissioners for the creation of thirty public sector affordable homes for rent the applicant is not required to enter into a Section 13 Legal Agreement with the Department to provide affordable housing. - 5.5 The Senior Biodiversity Officer (20.03.2018) makes the following comments: "I note that most of the trees are to be removed from this site, despite tree work having been undertaken last year. Essentially, two hedgerows with mature trees are being removed. I am concerned that so many of the trees are planned for removal. The Snugborough area is known to support all of the resident bat species and there may be birds of particular interest, such as
6.0 ASSESSMENT - 6.1 Given the land-use designation and the type of development the following elements are relevant to consideration in the determination of this application; (a) principle of developing the site for residential purposes; (b) potential impact upon highway safety/parking provision; (c) potential impact upon the visual amenities of the street scenes; (d) potential impact upon neighbouring amenities; (e) affordable housing provision; (f) impact upon trees; (g) impact upon wildlife; and (h) open space. PRINCIPLE OF DEVELOPING THE SITE FOR RESIDENTIAL PURPOSES - 6.2 The first issue to consider is the general principle of residential development within the application site. In this respect, as stated earlier, the application site is partially located within a wider area designated as predominantly residential and predominately industrial use under the Braddan Local Plan. Interesting the last application on the site was to turn the lower section (area designated as predominately industrial) into a car sales area. This was refused on the basis that "the site itself shares more in common in terms of its level, scale and position, with the residential development to the west than the industrial land to the east". This is still considered the case today, that the use of the site for industrials purposes would be
6.12 In relation to visibility splays, namely from the existing entrance onto Snugborough Avenue, which is accessed via the access lane between Nrs 8 & 12 Snugborough Avenue; There appears some disagreement between the applicants and Highway Services, that 2.4m x 25m visibly splays are or aren't within the red line of the site. Given the applicants own all the
6.14 Swept path analysis for refuse vehicles were also sought for by Highways, which the applicants have now provided and who have also had discussions with the driver of the said refuse lorry to ensure what is proposed would be practical. At the time of writing this report Highway Services had not given an indication whether these were acceptable or not, so it is hoped Highways will be able to orally comment at the Planning Committee Meeting. - 6.15 Highway Services have also sought a Road Safety Audit Stage 1 and again it is hoped final comments from Highway Services will be available at the Committee Meeting. - 6.16 Concerns of gradients have also been raised (ramps from upper to lower sections; however, the applicants have again confirm that the gradients are no steeper than 1:12 and as raised by Highway Services. - 6.17 There is also some disagreement that between the applicants (& Highway Consultant) and Highway Services, whom have sought a PICADY traffic assessment of the Peel Road/Cronk Gennal junction. Such assessment considers the capacity and safety with various geometric attributes of junctions such as road widths and visibilities. The applicants have advise that they discussed this matter with Highways Services and such assessment would not be required as the development will only generate in the region of 15 vehicle movements during the morning and evening peak hours, which is less than the 30 trip threshold, and represents 1 vehicle every 5 minutes. The applicants advise that traffic count was also undertaken (9th May morning and evening peaks hours) noting that in the morning the longest queue length was two vehicles waiting to exit Cronk Gennal and therefore another vehicle every 5 minutes does not constitute a cumulative impact that is significant to warrant any such assessment. The applicants again indicate that there is similar evidence with the evening peak hour with little or no queueing traffic on the Cronk Gennal approach to Peel Road. They do note that there were a couple of instances where traffic was held up travelling westbound (from Douglas) on Peel Road for a few seconds as a result of a stationary vehicle waiting to turn right, sometimes vehicle were still able to pass (dependent on where turning vehicle had position themselves in the road). However, in relation to the evening peak hours, again the applicants consider another vehicle every 5 minutes to the existing situation is not considered to be material or detrimental to the operation of the junction. POTENTIAL IMPACT UPON THE VISUAL AMENITIES OF THE AREA - 6.18 General Policy 2 paragraph (b) states that the design should respect the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them. The main public view would likely be when travelling along the Main Road, towards the site, from either direction. The two blocks of apartments which front the southern boundary of the site will be the most prominent buildings, with the other two apartment blocks further into the site are screened via existing mature road side landscaping and other build development in the area. The proposed buildings will be prominent features in this location. However, the character of the area from this site and to the opposite of the road (Ashlar Drive) starts being more residential in character, with various types, sizes, styles and designs of residential properties lining the Main Road within the settlement of Union Mills. This will introduce a new style, arguably a more contemporary feel, given the proposed square projecting bay windows and vertical window design, albeit the form of a traditional approach.
lane (within upper section) and the site will help reduce the impact of the development; however, there is clearly going to be a significant difference in the charter and appearance of the site when viewed from the rear lane. This is not to say the application is unacceptable. The sites existing appearance is unattractive given the blocks of lock up garages and the cleared site, which until recently occupied Snugborough House which was in a poor state of repair. However, this level difference also helps the new apartments fit with the existing properties in the area.
6.22 Overall, it is considered that the design proposed represents a more modern interpretation of architecture than the existing properties in the area where there is a variety of styles, size, and design in the immediate street scene. The massing of the buildings area greater than the existing properties which in the main are two storeys, while the proposals are three or four storeys, which is a fact. However, the ground level of the lower section of the site (where all the apartments are located) helps to reduce the potential massing impact, especially given as there are a number of properties along Main Road which, although are only two storeys, they have a ground level approximately a storey higher than the Main Road and the site, and therefore the overall massing/impact would be similar to the proposal and not totally out of keeping. - 6.23 Overall, it is considered the proportion, form, design and finish is appropriate on this site and would respect the site and surroundings and therefore comply with General Policy 2 of the Isle of Man Strategic Plan. POTENTIAL IMPACT UPON NEIGHBOURING AMENITIES - 6.24 The development will have an impact upon existing residential amenities, any development would, the question is whether the impacts are so significantly they would adverse effect amenities to an unacceptable level. - 6.25 The properties most likely to be affected are 2 to 16 Snugborough Avenue and 1 to 9 Cronk Gennal. These properties essentially run along the western boundary of the site.
6.26 In relation to properties Nrs 2 to 16 Snugborough Avenue, the aspect of the development which will likely have the greatest impact would be the two apartment blocks (four and thee storeys) which run parallel with the eastern boundary of the site and with the said neighbouring properties. Due to the lower ground levels between the neighbouring properties and these apartments, the apartments would appear as three and two storeys, as the ground level is essentially a full storey difference. The two apartments would also be site approximately 33 metres from the rear elevation of these existing properties. Accordingly, given the distance and level differences it is considered the proposals would not result in significant impacts upon residential amenities (i.e. loss of light, overbearing impact and/or overlooking) to warrant a refusal and comply with General Policy 2 of the IOMSP. - 6.27 In relation to properties Nrs 1 to 9 Cronk Gennal and especially Nr 1, the aspect of the development which will likely have the greatest impact would be the western most part of the two blocks (three storeys) of apartments which front onto Main Road. The gable elevation of this western most apartment would run parallel with the gable elevation of Nr 1 Cronk Gennal
(no windows within this gable) and would be approximately 4.8m from this elevation. Nr 1's ground level is approximately 2m higher than the application site and with a 1.1m high boundary fence along the shared boundary the three storey building would appear more as a two storey building. The staggered footprint of the proposed block, ensures that they are in the main, level with the front and rear elevations of Nr 1 and do not protect substantially beyond, which could cause concerns of overbearing impacts upon outlook to the occupants of Nr 1 and the remaining properties along Cronk Gennal. Overall, it is not considered the proposed buildings would have significant impacts upon the amenities of the occupants of Nr 1 within the dwelling (i.e. loss of light, overbearing impact and/or overlooking). The greatest impact is likely to be the impact upon the external amenities of Nr 1. It was noted visiting the site that the front garden of Nr 1 appears to be the main external amenity space. Again, the siting/design of the apartment building is such that it does not project forward of the front elevation of Nr 1 and is level with it. Accordingly, in terms of having an overbearing impact the outlook from the front garden, which in the main is towards (and either direction) the Main Road, this would not be obstructed. In terms of loss of direct sun light, there will likely to be some light lost during early morning periods (suns orientation east to west) as the proposal would be immediately to the southeast of Nr 1. However, the rest of the day the amount of sun light would be unaffected by the development. It is also noted that there is a group of mature/semi-mature trees on the boundary with Nr 1, which themselves likely reduce sun light in a similar manner to the development. Accordingly, early morning sun light is already likely to be affected.
6.28 It is considered the amenities of the properties along Cronk Gennal/Snugborough Avenue will arguable are improved, as current the lock up garages run very close to or opposite the rear boundaries/gardens of the properties. This results in a very enclosed space impacts the outlook and light of the occupants of Cronk Gennal//Snugborough Avenue. This proposal will remove these garages which will overall improve the openness and light to these properties. - 6.29 Overall, it is considered the distance between the proposal and the existing residential properties, ground level differences, siting and design would all ensure the proposed development would not result in a significant level of overlooking, resulting in a loss of privacy and/or result in loss of light. Accordingly, the proposal complies with General Policy 2 of the IOMSP AFFORDABLE HOUSING PROVISION - 6.30 As the proposed development is for more than 8 residential units Housing Policy 5 requires consideration. This normally requires that 25% of provision should be made up of affordable housing, in this case 7.5 (25% of 30=7.5) of the 30 units. However; this proposal is unusual, in that the applicants are the Braddan Parish Commissioner's and the apartments are
all for Public Sector Housing. Accordingly, with this in mind and given the comments from the Housing Division, it is not considered that a Section 13 Legal Agreement for the provision of affordable housing is needed.
6.31 As outlined by the Arboricultural Officer (DEFA) he does not have a concern with the majority of tree removal on the site. His main concern centres on the trees along the southern boundary of the site, adjacent to the A1 Peel Road. Trees 1-7 form a group containing ash, sycamore and elm which is very visible from the A1 Peel Road and its junctions with the Ashlar Drive and Close Y Locker estate as well as Tree 8 which is a flowering cherry that is also prominent from these locations. The Officer indicates that he considered that: "These trees are important in the local landscape and make a significant contribution to the amenities of the area. Their loss, through the construction of parts C & D of this development, would therefore have a significant visual impact" - 6.32 While the loss of the trees to the roadside frontage is regrettable, in this case when considering the whole street scene and the level of trees fronting onto the Peel Road when approaching the site in either direction outside the site, it is not considered the loss would be so adverse to warrant a refusal, when balancing all other material considerations into account, namely the provision of public sector housing on this brownfield site. - 6.33 It is considered that a full landscaping plan should be provided which balances the visual impacts of the development and that of the future amenities of the occupants of the apartments. IMPACT UPON WILDLIFE - 6.34 Firstly, as mention previously the majority of the site is brownfield since the demolition of the original farm house and associated buildings. The areas of interest in terms of bird/bats appear to be only centred to the existing trees on the site. To address these issues the applicants have sought surveys being undertaken by Manx Wildlife Trust and Manx Bat Group. However, due to workloads both are not in a position to provide their findings at this point. Accordingly, to address this issue appropriately it is recommended a bat/bird survey is undertaken and submitted to the Department for approval prior to any works commencing. OPEN SPACE PROVISION - 6.35 Recreation Policy 3 generally requires residential of 10 or more units should provide open space ideally within the site or and/or a commuted sum payment. As with most apartment developments, it is more difficult to provide the necessary open space provision on the site. Accordingly, in most cases a commuted sum payment is sought, which is provided via a Section 13 Legal Agreement, where the Department seeks the payment to be given to the Local Authority to be used for the upkeep and/or new facilities (i.e. children's play equipment) in the local area. Again the applicants are the Local Authority and therefore it would seem unreasonable to seek a commuted sum payment via a Section 13 Legal Agreement, to pay themselves the commuted sum. - 6.36 The site does have sections of open space for residents, but perhaps most useful for the residents would be the introduction of a new footpath which would run from the site to the north and join near to the existing footpath to a children's play area and beyond Cronk Gennal Park which has recently had a skate park installed. - 6.37 Accordingly, given the existing open space/amenity facilities/children's play area all within a few minutes' walk of the site and for the reasons indicated within par 6.35; it is not recommended that the Departments seek a commuted sum for open space on this site.
7.0 CONCLUSION - 7.1 Overall, it is considered the proposal would be an appropriate level of development which would have no significant impacts upon the visual amenities of the area, impacts upon neighbouring amenities, or result in significant impact upon the on street parking in the area. It is therefore recommended that the application be approved.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:
8.2 The Planning Committee must determine:
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : …PERMITTED .. Committee Meeting Date:…11.06.2018
Signed :…………C BALMER………………………….. Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
Application No. : 18/00176/B Applicant : Braddan Parish Commissioners Proposal : Proposed construction of 24 two bedroom apartments and 6 one bedroom apartments with associated car parking and landscaping Site Address : Snugborough House Main Road Union Mills Isle Of Man IM4 4LW Presenting Officer : Mr Chris Balmer Addendum to the Officer’s Report The Planning Committee considered the scheme and approved the application subject to the amended conditions below. AMENDMENTS TO CONDITIONS 2, 4, 6, 7, 9, 10 and Note
C 2. All planting, seeding or turfing comprised in the approved details of landscaping (drw nr 17/2631/06 date stamped 7th June 2018) must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of any apartment, whichever is the sooner. Any trees or plants which 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.
Reason: To ensure the provision of an appropriate landscape setting to the development.
C 4. The development hereby approved shall not be occupied or operated until the parking, turning and 30 cycle parking spaces areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
N 1. The applicant is strongly recommended to discuss the requirements of highway related conditions with Department of Infrastructure Highway Services before making any submission.
Reason: In the interest of highway safety. CB 11.06.2018
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