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Received 26/4/16 1600867 Amended DEFA, PLANNING AND BUILDING CONTROL DIVISION Town and Country Planning Act 1998
IN SUPPORT OF THE RENEWAL OF THE PREVIOUSLY APPROVED IN PRINCIPLE PLANNING APPLICATION FOR THE ERECTION OF THREE DWELLINGS ON LAND COMPRISING FIELDS 432533, 432534 AND 432535, PHILDRAW ROAD, BALLASALLA, ISLE OF MAN.
PLANNING & BUILDING CON- RECEIVED ON 7/2
26 JUL 2016
CERTIFIED OF ENVIRONMENT POD AND AGRICULTURE
KAZ RYZNER ASSOCIATES Chartered Town Planning Consultants 36 Woodlands Park, Guildford, Surrey. GU1 2TJ. Tel: 01483 570982 Email: [email protected]
July 2016
1.1. This Planning Statement is submitted on behalf of Mr. E. Davies OBE of Fildraw Mansion, Phiddraw Road, Ballasalla ("the Applicant") in support of his application which seeks in principle approval for the renewal of the previously approved application for the erection of three dwellings on fields 432533, 432534 and 4325 located at Phiddraw Road, Ballasalla. 1.2. In principle proposals for a single dwelling for each of the individual fields the subject of this application have previously been considered and approved on a number of occasions over recent years. 1.3. The most recent in principle application, planning reference PA. 14/00401/A, was granted approval by decision notice dated 22nd May 2014 and constituted a variation to condition 2 of PA. 12/00525/A that had granted approval for three dwellings by decision notice dated 17th May 2012. Condition 2 of PA. 14/00401/A extended the approval by 2 years expiring on 22nd May 2016. This approval is now therefore time expired and a further approval is now requested. 1.4. Copies of the decision notice relating to PA. 12/00525/B and PA. 14/00401/A are provided in the Appendix to this Planning Statement. 1.5. The current submitted in principle application is identical to the previously approved application with regard to the principle of development of the site to provide for three separate dwellings. 1.6. For additional background information relating to the application site, detailed approval of the reserved matter of access to the three plots was approved by decision notice dated 3rd January 2014 under PA. 13/91377/B. 1.7. Condition 1 requires that the approved development shall commence before the expiration of 4 years from the date of the approval. This approval does not
therefore expire until 3rd January 2018. A copy of this decision notice is also attached in the Appendix to this Planning Statement. 1.8. The Planning Application comprises;
1.9. In support of the in principle application, this Planning Statement provides;
2.1. As referred to above, there have been a number of previous in principle planning applications submitted requesting approval for the residential development of the application site. 2.2. Planning applications PA. 97/1384, 98/0363 and 99/01175 all sought in principle approval for 7 plots on the application site and all were refused. Planning application 99/01175 was refused on appeal in August 2001 following the recommendation of an Independent Inspector on the grounds that that the proposals for 7 plots represented overdevelopment of the application site. 2.3. In February 2004, the Planning Committee granted approval for the Applicant's in principle application, reference PA. 03/01902, for three plots that proposed a single dwelling in each of the existing fields. This approval was valid for two years. An extension for a further two years was granted by letter dated 23rd January 2006 and expired on 10th February 2008.
2.4. In April 2008, a new in principle application was submitted on behalf of the Applicant for a similar development of three dwellings with one dwelling in each of the three fields. Approval was again granted by the Planning Committee under PA. 08/00913 by decision notice dated 4th July 2008. A subsequent appeal against this approval by a neighbouring resident was withdrawn. 2.5. An extension to this approval for a further two years to expire on 3rd July 2012 was granted by the Senior Planning Officer under delegated authority by letter dated 19th May 2010. As referred to in paragraph 1.2 above, further approvals were granted in 2012 and 2014. 2.6. The approval granted as part of the last application, PA. 14/00401/A, expired on 22nd May 2016. The current application seeks a re-approval of the previous proposals similarly seeking in principle approval for three dwellings with each building to be sited within each of the individual fields.
3.1. The application site is located within the boundaries of the adopted Area Plan for the South 2012 ("the Area Plan") in which it is designated as an area of Proposed Low Density Housing in Parkland ("PLDHP"). Reference to this area of PLDHP is also listed in Appendix 3 of the Area Plan. 3.2. Paragraph 4.9.3 of the Area Plan confirms that; "Until such time as guidance for such sites is reviewed in a new Planning Policy Statement, Planning Circular 8/89 "Low Density Housing in Parkland"("PS 8/89") remains in force." 3.3. To date, the Department has not published any Planning Policy Statement for areas designated PLDHP and therefore PS 8/89 is still relevant in assessing planning proposals for new residential development in such designated areas.
3.4. Paragraph 4 of Planning Circular 8/89 - Low Density Housing in Parkland ("PC 8/89") sets out the requirements for development in areas allocated LDHP which are; (a) buildings must be substantial and designed and finished to the highest quality. (b) each dwelling must be sited in at least one acre of its own grounds such as to sit comfortably and naturally in a landscaped setting which acknowledges existing ground contours and existing trees. 3.5. In addition, satisfactory services and access need to be provided and all applications for development of such areas must include an accurate and complete survey showing existing ground levels and the position and branch spread of all trees (reference paragraph 5). 3.6. The current application provides a survey which provides the basis for this in principle planning application including full details of existing trees and contours. The individual fields provide significant scope for the siting of a substantial dwelling that can be designed and finished to the highest quality and which can sit comfortably and naturally in a landscaped setting that acknowledges existing ground contours and existing trees. 3.7. In terms of services and access, the provision of services has was not cited as an issue by the Drainage Department and there is an extant approval for the access details. 3.8. The Applicant's application seeks approval in principle only at this stage with details of siting, design, external appearance, internal layout and landscaping to be reserved matters and the subject to a full, detailed application. As referred to above, full details of means of access have already been approved.
3.9. In addition to the above, the extant Isle of Man Strategic Plan 2015 ("the Strategic Plan") provides additional guidance on policy and detailed matters relating to development control throughout the Island. 3.10. Paragraph 1.5 confirms that existing Planning Circulars (ie. PC. 8/89) will continue to have effect except insofar as they are inconsistent with the Development Plan. 3.11. General Policy 2 lists (a) to (n) those detailed requirements that need to be assessed in evaluating any planning application proposing development in an appropriately zoned area. These listed requirements principally relate to details of planning other than the issues identified in PC. 8/89. 3.12. As with the previous applications requesting in principle approval for the development of the application site for three separate dwellings, the proposals satisfy all relevant planning policy the requirements.
4.1. In light of the previous approvals and the above policy considerations, it is recommended that the Applicant's application be approved subject to appropriate conditions.
PREVIOUS DECISION NOTICES PA. 12/00525/a, PA/ 14/00401/A AND PA. 13/91377/B.
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