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IN SUPPORT OF AMENDMENTS TO VEHICULAR ACCESS DETAILS TO IN PRINCIPLE PLANNING APPLICATION PREVIOUSLY APPROVED UNDER REF: PA.16/00867/A FOR THE ERECTION OF THREE DWELLINGS ON LAND COMPRISING FIELDS 432533, 432534 AND 432535, PHILDRAW ROAD, BALLASALLA, ISLE OF MAN.
36 Woodlands Park, Guildford, Surrey. GU1 2TJ. Tel: 01483570982 Email: [email protected]
APPENDIX KR1 - DECISION NOTICE PA. 16/00867/A APPENDIX KR2 - DECISION NOTICE PA. 13/91377/B
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 amendments to the vehicular access details submitted and approved as part of previous in principle application PA. 16/00867/A. 1.2. Over recent years a number of in principle applications for the erection of three dwellings on fields 432533,432534 and 4325 located at Phiddraw Road, Ballasalla ("the Site") have received approval. For reference purposes, a copy of the latest approval notice dated 20th September 2016, reference PA. 16/0867/B, is attached as APPENDIX KR1. 1.3. As part of a separate planning application, full detailed approval for the access serving the three dwellings on the Site was granted by decision notice dated 3rd January 2014 under PA. 13/91377/B. 1.4. In addition to this in principle application, a separate application has also been submitted seeking amendments to the previous detailed approval for the access for the Site. For reference purposes, a copy of the previous approval decision notice for PA. 13/91377/B is attached as APPENDIX KR2. 1.5. The purpose of this application is to establish approval for an amended access position serving the approved three dwellings taking into consideration proposals being requested for a new vehicular access for "Walden" which is located directly opposite the Site (Ref: PA. 17/00566/A).
1.6. The Planning Application comprises;
1.7. In support of the in principle application, this Planning Statement provides;
2.1. The planning history relating to the application site confirms that there have been a number of previous 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. Condition 1 of the latest in principle approval for the three dwellings granted in September 2016 under PA. 16/00867/A validates this approval for 4 years. As referred to above, the current application seeks approval for amendments to the access details of this application.
3.1. The repositioning and changes to the previously approved vehicular access to the public road are set out on the submitted plans. The proposals will reposition the previously approved access approximately 25 metres to the north. 3.2. Previously approved sight lines will remain unchanged as indicated on the submitted plans and existing boundary hedges will be realigned as previously approved. Full details of the built finishes to the new entrance are provided on the amended plans and are of similar high quality to those previously approved.
4.1. 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. 4.2. 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."
4.3. 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. 4.4. Paragraph 4 of Planning Circular 8/89 - Low Density Housing in Parkland ("PC 8/89") sets out the requirements for development in areas allocated PLDHP 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. 4.5. 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). 4.6. Apart from the amended access details, the current application for three dwellings is identical to the previously approved proposals that satisfied the above requirements. 4.7. As previously considered acceptable, a substantial dwelling can be designed and finished to the highest quality on each of the individual plots and can sit comfortably and naturally in a landscaped setting that acknowledges existing ground contours and existing trees.
4.8. In addition to the above considerations, the extant Isle of Man Strategic Plan 2016 ("the Strategic Plan") provides additional guidance on policy and detailed matters relating to development control throughout the Island.
4.9. Paragraph 1.5.2 confirms that existing Planning Circulars (ie. PC. 8/89) will continue to have effect except insofar as they are inconsistent with the Development Plan. 4.10. 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 requirements principally relate to details of planning other than the issues identified in PC. 8/89. 4.11. As with the previous applications requesting in principle approval for the development of the application site for three separate dwellings, it is considered that the current application satisfies the relevant planning policy the requirements.
5.1. The current application is submitted on the basis that the previously approved access into the site needs to be moved further north away from the proposed new entrance to "Walden". Previously approved sight lines and work required to realign the existing sod banks along the Site boundary will remain unchanged. In addition to the above, the principle of three dwellings on the Site remains the same as that considered and approved on the previous occasions referred to above. 5.2. In light of the previous approvals and the above policy considerations, it is recommended that the Applicant's amended application be approved subject to appropriate conditions.
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