21 June 2016 · Committee
Plot 1 Off, Station Road, St Johns, Isle Of Man, IM4 3na
The application varied a condition on an earlier approved estate layout (PA 11/00241B) to extend the period of permission for two dwellings with garages, an associated access road, drainage, and services on a currently undeveloped field running from Station Road eastward toward open fields. The site has a shared access at its western end that also serves a local post office and nearby houses. The St. John's Local Plan identifies the site as suitable for two dwellings with access from Station Road. The officer assessed whether any change in circumstances warranted refusal. No policy change had occurred.
The committee found no material change in policy or site circumstances since the original approval that would justify refusal. The site remains allocated for two dwellings in the St. John's Local Plan, and the principle of development had already been established. Conditions were attached to accord with previous decisions and to protect the character of the site and its trees.
St. John's Local Plan
suggests that this site is suitable for the erection of two dwellings with access from Station Road
Strategic Plan 2016
general standards of development which apply to all development
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
Notwithstanding what is shown on Drawing no 0725/PL100 Rev C, there shall be no access for construction traffic through to the adjoining land to the east.
Condition 3
No approval is granted for the siting, size or orientation of the dwellings' footprints shown on drawing 0725/PL100C.
Condition 4
All existing trees and hedges within the application site, with the exception of those shown to be removed on Drawing 725/PL100C, must be retained and afforded adequate protection during the development of the site, in accordance with a tree protection scheme that has been submitted to and approved in writing by the Planning Authority prior to the commencement of works on site. Reason: to protect the visual and ecological amenities of the area.
Condition 5
Prior to the commencement of works, a landscaping scheme shall be submitted to and approved in writing by the Planning Authority showing the trees to be planted as replacements for those proposed to be removed, together with a timetable for their planting. The trees shall be planted in accordance with the approved landscaping scheme. If, within a period of 5 years from the date of planting, any tree is removed, uprooted destroyed or dies, another of the same species and size shall be planted at the same place. Reason: to protect the environmental and visual amenities of the area.
Condition 6
Access to the 2 dwellings shall be taken only from Station Road. Reason: to avoid undermining other decisions in respect of access to the site.
Condition 7
Prior to the commencement of construction works, visibility splays of 2m by 36m shall be provided in each direction at the junction of the access with Station Road. The splays shall be kept and maintained clear obstructions higher than 1.05m other otherwise as are available above and around the existing telecommunications cabinet and associated walling. Reason: in the interests of highway safety.
Condition 8
During the construction of the development hereby permitted, deliveries of materials and equipment to the site by heavy goods vehicles shall be limited to times when school children are least likely to be using Station Road. Prior to the commencement of construction works a schedule of delivery periods shall be submitted to and approved in writing by the Planning Authority, and deliveries shall be made only during the agreed time periods. Reason: in the interests of highway safety.
