20 October 2016 · Committee
Andreas Church Hall, Andreas Village, Isle Of Man, IM7 4ez
This application sought approval in principle to demolish the existing church hall at Andreas Village and replace it with three new dwellings, while also addressing the means of access to the site. The church hall is a modest, single-storey stone building situated close to the village shop and the entrance to Kirk Andreas Church, with neighbouring properties Mona Cottage to the north and Gladwyn to the east. The main planning considerations were whether the loss of the community building was acceptable and whether three dwellings could be built on the site without causing harm to neighbouring residents, trees, ecology, a nearby watercourse, or the character of the village. The existing access was noted as providing no visibility in either direction. The application was approved in principle by the Department of Environment, Food and Agriculture on 20 October 2016, with seven conditions attached.
The Department of Environment, Food and Agriculture approved the application in principle on 20 October 2016. The key planning questions were whether the loss of the church hall was acceptable and whether three dwellings could be accommodated without harming neighbours, trees, ecology, the nearby watercourse, access, or the character of the area. Seven conditions were attached to the approval.
Strategic Plan
General Policy 2: 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. 6.3 Development outside of areas zoned for development
Strategic Plan
uch as this, the breaks in the urban fabric and the features of nature which provide a sense of openness should be protected from development which would erode this (see Maps 3 and 10). Natural Environment Proposal 4 (Green Gap) Between the settlements of Glen Vine and Crosby, development which would erode the separation and detract from the openness between the settlements is unlikely to be supported. Douglas, Union Mills and Strang (see Maps 3, 4 and 8) Natural Environment Proposal 5 (Green Gap) Between the settlements of and Douglas, Union Mills and Strang, development which would erode the separation and detract from the openness between the settlements is unlikely to be supported. The Upland Environment The Manx Uplands are an iconic part of our landscape and heritage. Reference to the 'sweet mountain air' and 'green hills and rocks' are enshrined in our national anthem and the colours of the heather and gorse are woven into the very fabric of Manx tartan. The hills are a place of great beauty, yet for some they are also a place to work and for others a place to exercise or simply enjoy open space. Our Uplands are also home to plants and animals that whilst familiar to us, are rare and impor tant in a global and European context. Furthermore, the uplands are a rich repository of cultural and archaeological remains, which are sensitive to change and can easily be damaged by inappropriate development. Production of food is an important and obvi ous function of hill land. But surprisingly, the Manx hills provide everyday functions that most people take for granted. Peatlands, which cover most of our hills reduce the impacts of climate change by locking up carbon dioxide, collect and filter our drinking water and slow the passage of rainfall into streams and rivers, thus reducing downstream flood risk. These multiple uses are of great benefit to the economy of the Isle of Man and the well - being of its people. It is important that the hills continue to provide these benefits long into the future. Ensuring sustainable management of such a wide range of uses to the satisfaction of all interested parties whilst retaining functions essential to the well -being of the Isle of Man is of paramount importance. The Isle of Man Government is the owner and landlord for the majority of the Uplands in the East region and is therefore in a position to implement policy which will deliver the optimum range of ecosystem services. Appropriate and positive Upland management such as controlled rotational burning/cutting of heather and low intensity grazing helps to reduce the fuel load of the hill, provides firebreaks and reduces the risk of unplanned wildfires that further protects the biodiversity of the site, but also the vast amounts of carbon locked away in the peat soils. The majority of this work is carried out by The Department of Environment, Food & Agriculture's grazing and shooting tenants. The Manx Uplands are critically important from a habitat and biodiversity perspective. The hills in the East support a significant number of breeding hen harriers; however, other native Upland breeding birds such as curlew and red grouse have suffered severe declines in recent decades and as such are of high conservation concern. Strict control of access and recreational activity on vulnerable soils should be implemented to reduce soil erosion and subsequent carbon loss. Curlew and hen harriers are recognised as an internationally important species, while (within the EU) upland heather moorland is designated as a priority habitat. In order to ensure protection and positive management of the Uplands, the following proposal is appropriate: Environment Proposal 6 Uses of the Uplands that contribute to the management and preservation of this distinctive environment will be supported. Dark Skies On the Isle of Man, 26 Dark Sky Discovery Sites have been identified, of which nine are located in the East. They are classified as Milky Way Sites meaning that at these sites the Milky Way is visible to the naked eye. The sites are accessible and light pollution is limited. The following Dark Sky Discovery Sites are located within the East: • Port Soderick Upper Car Park • Port Soderick Brooghs, Little Ness Car Park • Mount Murray Golf Club • Onchan Park • West Baldwin Reservoir Car Park • Clypse Kerrowdhoo Reservoir Car Park • Conrhenny Car Park • Ballanette Nature Reserve • Axnfell Plantation Natural Environment Proposal 7 Proposals for development in the vicinity of Dark Sky Discovery Sites are to have minimal outdoor lighting and be encouraged to have a design response which is non-intrusive into the darkness of night. Baffling and directionality of lighting must be sensitive to contain any necessary lighting within a subject site only. Watercourses and Wetlands The collection of hills in the East has produced a network of mountain streams which gradually join and widen to become the rivers flowing out into Douglas Bay, Port Groudle a
Condition 1
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters. Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013.
Condition 2
Application for approval of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved. Reason: To avoid the accumulation of unimplemented planning approvals.
Condition 3
Approval of the details of siting of the buildings, the design, external appearance of the building[s], internal layout, means of access including modification of the walling and southern gate post at the front of the site to reduce it to a height not exceeding 1050mm above ground level on the inside of the site, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced. Reason: To comply with the Town and Country Planning (Development Procedure)(No2) Order 2013.
Condition 4
No development may commence until such times as the alterations to the access shown in drawing SM14/361/6 and including the lowering of the gate pillars and walls on both sides of the access, to a height not exceeding 1050mm above ground level on the inside of the site, has been undertaken. Reason: In the interests of highway safety.
Condition 5
Notwithstanding the approval of the layout as shown in drawing SM14/361/6, the development may not adversely affect the health or future of the trees on the site. The application for reserved matters must include an accurate survey of the trees on site, including their canopy and likely root spread and a method statement included to demonstrate that and how the development will be undertaken without damaging the trees either during construction or thereafter. Prior to the commencement of any works, the trees must be protected from damage during building works by the construction of a protective fence beneath the dripline of the canopy, which must be retained throughout the building works and during which time the protected area may not be used for storage or vehicle parking and no excavation or building may take place within it. Reason: To protect the existing trees which contribute positively to the amenities of the area and possibly provide roost and food for bats which are protected under the Wildlife Act 1990.
Condition 6
Prior to the commencement of any work on the demolition of the existing hall, a survey must be undertaken to ensure that there are no bats present and as would be affected by the works and if there are, the measures which will be taken to avoid disturbance to these animals. This report must be approved by the Department and thereafter the development must be undertaken in accordance with these recommendations. Reason: To accord with Environment Policy 4 of the Strategic Plan. Note: The advice of DEFA Wildlife Division is strongly recommended in terms of the scope and timing of such a survey and any appropriate mitigation measures.
Condition 7
The buildings on the site must be traditional in design and finish, taking their design influence from Planning Circular 3/91 - Guide to the Design of Residential Development in the Countryside, and/or other existing vernacular and characteristic buildings in the village, such as Rectory Cottages opposite, Mona Cottage or Gladwyn. Reason: To preserve the visual character of the area. This approval relates to drawing SM14/361/6A received on 17th August, 2016.
