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Application No.: 18/00862/B Applicant: Hartford Homes Ltd Proposal: Erection of 16 dwellings with associated infrastructure and landscaping Site Address: Annacur House Annacur Lane Douglas Isle Of Man IM2 2EA Principal Planner: Mr Chris Balmer Photo Taken: 06.09.2018 Site Visit: 06.09.2018 Expected Decision Level: Planning Committee Recommended Decision: Approve subject to Legal Agreement Date of Recommendation: 20.12.2018 _________________________________________________________________
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: To comply with the visibility standards for 20mph traffic which the development has been designed for.
Reason: To ensure that the dwellings and parking spaces are accessible in the interests of highway and pedestrian safety.
Reason: To ensure that trees marked for retention are not removed, in the interests maintaining the amenities of the area and to ensure the visual impact of the development is mitigated.
Reason: To ensure that trees marked for retention are adequately protected, in the interests maintaining the amenities of the area and to ensure the visual impact of the development is mitigated.
Reason: Required prior to the commencement of development in order that the Department may be satisfied that the trees to be retained will not be damaged during development works and to ensure that, as far as is possible, the work is carried out in accordance with the approved details
Reason: To ensure that replacement tree planting takes place to mitigate the tree removal required to facilitate the development.
Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.
Reason: It is essential for a footpath link to be in place between the site and Annacur Lane for highway safety and amenity purposes.
Reason: It is essential for a footpath link to be in place between the site and Annacur Lane for highway safety and amenity purposes.
It is recommended that the following Government Departments should not be given Interested Person Status on the basis that although they have made written submissions these do not relate to planning considerations:
Manx Utilities as they are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy.
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 Farmhill Cottage, Annacur Lane, Douglas
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 Annacur Cottage, Annacur Lane, Douglas as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy.
Mr Bill Malarkey MHK - as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy and are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy.
_____________________________________________________________________________ Officer’s Report
THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE APPROVAL WILL BE SUBJECT TO A SECTION 13 LEGAL AGREEMENT IN RELATION TO AFFORDABLE HOUSING AND OPEN SPACE PROVISION
1.0 SITE - 1.1 The site defined in red is a parcel of land, 1.54 acres (0.6 hectares) which currently occupies the property and associated land of Annacur House, which is located on the northern side of Farmhill Lane and northwest of Annacur Lane within Douglas. Currently the main dwelling house (Annacur House) is located to the north-eastern corner of the site, where a part single/two storey farm outbuilding can be found also. The majority of the site is an open field in character, but which is enclosed with mature tress/hedgerows to the southeast, southwest and north west boundaries of the site. - 1.2 The site is currently accessed via a vehicular access to the southern corner of the site which adjoins Farmhill Lane.
2.0 PROPOSAL - 2.1 The application seeks approval for the erection of 16 dwellings with associated infrastructure and landscaping. The proposal would also involve the demolition of the existing dwelling house and outbuilding within the site currently.
2.2 The proposal includes a total of four houses types, although there are variations in finishes (fully brick, part brick part render, mostly render with brick detailing etc). The proposal includes; 14, four bedroom dwellings and 4 two bedroom dwellings.
3.0 PLANNING POLICIES - 3.1 The application site is mainly within an area recognised as being an area of "Predominantly Residential" under the Douglas Local Plan Order 1999. The site is not within a Conservation Area. Under the Draft Area Plan for the East the site is also designated as "Predominantly Residential" (Site reference DH016). - 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application: - 3.3 Strategic Policy 1 states: "Development should make the best use of resources by:
3.4 Spatial Policy 1 states: "The Douglas urban area will remain the main employment and services centre for the Island." - 3.5 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."
3.8 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:
3.9 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:
3.10 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." - 3.11 Transport Policy 1 states: "New development should, where possible, be located close to existing public transport facilities and routes, including pedestrian, cycle and rail routes." - 3.12 Transport Policy 4 states: "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan." - 3.13 Transport Policy 6 states: "In the design of new development and transport facilities the needs of pedestrians will be given similar weight to the needs of other road users." - 3.14 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7." - 3.15 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."
4.0 PLANNING HISTORY - 4.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.
5.0 REPRESENTATIONS - 5.1 Douglas Borough Council do not objection (received on 28.09.2018). - 5.2 Highway Services made initial comments seeking a deferral due to a number of issues (received on 24.09.2018). Following these comments being received the applicants provided additional information in response and Highway Services make the following comment (received on 17.12.2018):
"Following the previous highway response dated 12/12/18, the applicant has submitted additional information which is summarised as follows: Access
Summary Highway Services does not oppose the application subject to the following planning conditions:
above 1m in height within the visibility splay areas. Reason: To comply with the visibility standards for 20mph traffic which the development has been designed for.
5.4 Department of Infrastructure - Public Estates and Housing Division made the following comments (received on 24.08.2018); "We refer to the aforementioned application, and we can confirm that we have looked at the detail of the application and have considered the provision of a 25% affordable housing requirement. We have also provided information to the applicant, who approached the Department for indications regarding waiting lists for Affordable Housing generally.
Current data drawn from our records for Douglas Borough Council indicates that there are 240 persons on the general public sector waiting list for affordable housing to rent.
There are also 52 persons on the active First-time Buyers register seeking to purchase a first home in Douglas and the East. This figure is not indicative of likely final purchases as the ability to progress to completion would depend upon personal circumstances and mortgage availability at point of allocation.
The Department would therefore request that consideration be given by the Planning committee to include a requirement, in respect of any approval granted for this site, for the applicant to enter into a Section 13 Agreement with the Department to provide Affordable Housing, based upon the usual calculation, of 25% of the number of units approved within the application. For information, Plots 3 to 6 have been identified as units suitable for Affordable Housing."
5.5 The Ecosystems Policy Officer (DEFA) comments (received on 14.09.2018) that the site is within rank grass with scrub, hedges and trees, such habitat is often important for a variety of wildlife including birds and bats; Therefore recommend a preliminary ecological survey is undertaken on the site to identify any wildlife issues. Further to these comments the applicants have provided such a report undertaken by Manx Wildlife Trust. The Ecosystems Policy Officer response to this report (received on 16.11.2018) is to agree and endorse the recommendations and mitigations as stated in the report, which includes retention of boundary features, the timing of works outside of bird nesting season, the erection of 2 bat maternity roosts boxes, workers on site being issued with advice sheets, the planting of native trees on development boundaries and the position of artificial light away from mature trees. The officer also requests that a condition be attached stating that all trees marked for removal must be checked for potential roost features and if deemed suitable must be checked for bat roosts prior to removal and works must stop if they are found. - 5.6 The Arboricultural Officer (DEFA) initially had concerns with the proposal making the following summarised points (06.09.2018) "In summary my concerns are as follows:
Following these concerns, additional information and amended plans where produced by the applicants. In response the Arboricultural Officer comments (05.10.2018): "Following the submission of additional information on 25th September I can confirm that most of the concerns raised have been addressed:
5.9 The owner/occupier of The Tower, 8 Ravens Wharf, South Quay (acting on behalf of Farmhill Cottage, Annacur Lane, Douglas) objects to the application which can be summarised as; there will be a line of 5 two storey houses approximately 10m from the boundary whose boundaries will all overlook the rear garden of Farmhill Cottage; the boundary treatment will offer little privacy from the upper floors and therefore contrary to GP 2g; and the is lack of clarity regarding boundary treatment with the plan stating cherry laurel 1.5m high at 1 m centres but does not mention relationship with hedge and the existing banking concern bank is unstable and should hedge be planted on top of it, it could collapse.
5.10 Mr Bill Malarkey MHK comments (received on 12.090.2018) that he represents the residents that will be affected by this development; considers it overdevelopment of the site; objects to use of Farmhill Lane which accessed onto a very busy bend; traffic coming down Annacour Road cannot see cars indicating to go up the lane; will create accident black stop; Farmhill Lane is a privately owned lane and is not a public right of way as claimed by the applicants; and at a loss how applicants can apply for any new development without the permission of the lane owners. - 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 development; (b) the potential impact upon the visual amenities of the area; (c) potential impact upon neighbouring amenities; (d) potential impact upon highway safety; (e) affordable housing provision; (f) open space provision and (e) potential impacts upon trees/wildlife.
6.2 The first issues relates to this application is the principle of residential development on this site. As outlined within the planning policy section of this report, the site is proposed for residential use and therefore the proposal for additional residential development is acceptable.
6.3 The Isle of Man Strategic Plan 2016 has been undertaken and adopted, which identified that a total of 2440 new dwellings are required to be provided between the years of 2011 to 2026 in the east of the Island alone. A total of 5,100 dwellings are required over this same period throughout the Island. Given Douglas is regarded as the "Main Employment and Service Centre" on the Island, it is reasonable to consider the majority of these dwellings are likely to be provided in within and around Douglas.
6.4 While the Draft Area Plan for the East has no significant weight at this stage the evidence base does have some weight. The Site Assessment framework published as part of Preliminary Publicity includes net density assumptions (including open space but not strategic provision) - High (40 - 100 dph) is where, "Town centre development. Typically development which is apartments or terraced housing. Also could be development on smaller sites" and Medium (15 - 30) is (Larger sites close to the settlement centre, typically estates incorporating different dwelling types including some apartments and terraced housing).
6.5 Strategic Policy 1 indicates we should optimise the use of previously developed land and ensure efficient use of sites (taking into account the needs for access, landscaping, open space and amenity) and that development should be located to make best use of planned and existing infrastructure, facilities and services. As Douglas is a "Main Employment and Service Centre", again it is considered the majority of dwellings would be located in and around this area, in line with sustainable objectives of the overall IOMSP, i.e. people living close to existing services/employment and have less reliance of cars. This site would fit well with that brief. The site is 0.6 hectares. It is partially brownfield, close to a good bus route, near to local shops/pubs, surrounded by existing development to the North, East, South and West with existing parks and playgrounds (Ballaughton Manor Park & Anagh Coar) within a short walking distance to the east and south of the site. The site is not within an area where disk zones apply. The proposal is for 16 residential units which would equate to 26.6 dwellings per hectare. - 6.6 Accordingly, given the above reasons, it is consider the principle of developing the majority of the site for residential purposes is acceptable. This is not an automatic reason to allow development as further material planning matters as indicated previously need to be considered, to determine if the principle of 16 dwellings on the site is appropriate. THE POTENTIAL IMPACT UPON THE VISUAL AMENITIES OF THE AREA - 6.7 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. - 6.8 The site from public views would only be noticeable when passing past the site, rather than and distance, wider open views from public vantage places, namely given the site is surrounded in most part by existing built development and/or mature landscaping/trees. The area's character is mainly of residential development and this proposal would just be a continuation of this existing character in a suburban location. The retention of the majority of mature trees/hedgerows/banking along the roadside frontage with Farmhill Lane, additional
12) is in line with the rearest most point of the rear garden of the neighbouring garden. This shared boundary is currently made up of a Manx sod bank (approx 1m in height) with a total of three semi-mature trees (one is proposed to be removed). The proposal includes the planting of a number of Cherry Laurel 1.5m in height and at 1m centres. This will form a hedgerow over a few years. The applicants have also indicated they would be willing to erect a fence instead if required.
6.15 The Department is satisfied that views from the ground floor windows/rear gardens of properties would not result in a significant level of overlooking, namely given the distance and landscaping proposed. The outstanding issue to whether the first floor windows would result in significant level of overlooking resulting in a loss of privacy. There are a total of three first floor windows in each of the dwellings (Plots 12 to 16), one of these windows being a bathroom windows which could be obscured glazed via a planning condition. It would not be acceptable for obscure glazing to be installed within the bedroom windows. The remaining two windows would serve bedrooms 3 and 4 of each property. - 6.16 Overall, while there would be an impact through the potential for more overlooking of the rear garden of Farmhill Cottage; it is considered given the distance of the proposed dwellings to the shared boundary; (especially Plots 14, 15 & 16 which arguable are in line with the garden area which is likely to be most used i.e. patio, while plots 12 & 13 look towards the rear aspect of the garden which has a number of trees planted), and as the windows serve bedrooms which are not primary habitable rooms (i.e. living rooms/dining room), there would not be a significant adverse impacts to warrant a refusal. - 6.17 There was also some initial concern of the potential impacts of the proposed dwellings due to loss of light/overbearing impact upon outlooks, namely due to Plots 8 & 9 upon neighbouring properties 59 to 64 Iheannag Park. It should be noted that there is approximately a storey in ground level differences between the site and these neighbouring properties, the latter being lower. However, visiting the site and noting the existing farm buildings which are immediately located and form part of the shared boundaries with Nrs 59, 60 & 61, it is considered the proposed development would result in a significant overall improvement, given the amount of built development along these boundaries would be reduced and new development posited further away from these existing properties. In relation to the impact upon Nrs 62, 63 & 64 Iheannag Park, it is considered given the distance Plot 9 would be away (approx 13m), the suns orientation (east to west), existing boundary treatment and design of the new dwelling; it is not considered the impact would loss of light and/or overlooking would be so significant to warrant a refusal. - 6.18 Overall, whilst the proposed development will have an impacts upon existing surrounding neighbouring properties, it is considered for the reasons given the proposed development would not having an significant impacts upon the residential amenities of the neighbouring properties and therefore comply with General Policy 2 of the IOMSP. POTENTIAL IMPACT UPON HIGHWAY SAFETY - 6.19 In terms of viability splays from the new entrance onto Farmhill Lane, the application indicates that visibility splays of 2.4m x 25m metres can be provided in both directions, as requested by Highway Services. Furthermore, no objections have been made from Highway Services in terms of traffic generated by the development. - 6.20 In terms of off street parking provision the IOMSP requires each dwelling to be provided with two off road parking spaces. All the properties would have at least two off road parking spaces. - 6.21 The proposal includes partial improvements to Farmhill Lane with new road surfacing and installation of footpaths, connecting the site to Annacur Lane and beyond to the existing footpath network towards Annacur shops/pub etc. A footpath would also be located between Plots 6 & 7 from the estate road. - 6.22 A number of aspects of how the relevant upgrades etc to the existing road and new access will need a Section 4 Highway Agreement /Traffic Regulation Order; however, these fall outside planning and therefore are matters between the applicants and Highway Services.
6.23 Accordingly, given no objection from Highway Services the application complies with Transport Policies 1, 4 & 7 and the parking standards of the IOMSP. AFFORDABLE HOUSING PROVISION - 6.24 As indicated by Housing Policy 5 the Department will normally require that 25% of provision should be made up of affordable housing when developments are of 8 dwellings or more. On this basis a total of 4 affordable units would generally be required. In this case the applicants have been in discussion with the DOI Housing Division and both parties have agreed that the applicant will provide 4 dwellings. A Section 13 Legal Agreement will need to be agreed. OPEN SPACE PROVISION - 6.25 Recreation Policy 3 indicates that 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. - 6.26 The proposal would provide one main area of open space, with other smaller areas around the site. The latter being more of an amenity benefit rather than being useable as POS. In total the proposal would provide 1028sqm. The required amount is 1408sqm. Therefore there is a shortfall in the amount of POS being provided. The applicant and Douglas Borough Council have been in discussion with a commuted sum payment in lieu of this shortfall in POS and have agreed a figure of £17,952 secured by a Section 13 Legal Agreement. This money would be spent on the provision and/or maintenance of the existing play equipment. - 6.27 It should be noted that there are two areas of POS (larger open areas of grass/fields (albeit not formally laid out as sport pitches) and two children's play areas within a few minutes (under 5 mins) walk away. Accordingly, the Department was content that more formal POS (sports pitches etc) or children's play area were not required on this site, give the site is within safe walking distance of such provision. - 6.28 Overall it is considered the proposal would meet the aims of Recreation Policy 3. POTENTIAL IMPACTS UPON TREES/WILDLIFE - 6.29 As outlined by both the Arboricultural Officer (DEFA) and the Ecosystems Policy Officer (DEFA), there was initial concern with the scheme. However, following additional reports being produced by qualified persons, both parties are now happy with the proposal subject to conditions. OTHER MATTERS - 6.30 Highway Services seek a condition for additional works outside the application site for the construction details of a new 3m wide shared pedestrian/cycle link along the footway/verge on the south west side of Annacur Lane between the site and the proposed toucan crossing on the A5 Castletown Road shall be submitted to and agreed in writing by the Planning Authority. The applicants have commented that they are not comfortable agreeing to a condition for works which is outside of our site and outside of our control. The footway within our red line is dealt with in Condition no. 13 and we are happy to increase the width of this to cater for cycles. Further they don't think the condition is necessary to make the application acceptable in planning terms. The Department shares this view. While it would be nice to have, it is not within the red line of the application site, nor necessary to make this application acceptable. - 6.31 The Arboricultural Officer seeks a condition requiring the completed schedule of site supervision and monitoring of the arboricultural protection measures as approved in condition 8 shall be submitted for approval in writing by the Department within 28 days from completion of the development hereby permitted. This condition may only be fully discharged on completion of the development, subject to satisfactory written evidence of compliance through
contemporaneous supervision and monitoring of the tree protection throughout construction by a suitably qualified and pre-appointed tree specialist. The applicants have comments on legal issues which this causes as the advocates who deal with the sale of individual plots prior to the overall completion of the development, will flag up that there is an outstanding condition and this will prevent the sale going through. Of more concern is the necessity for the condition, which, if there is none, would result in the condition being invalid or at least subject to challenge. They comment this issue was originally proposed with application 18/00995/REM Ballabeg, Glen Vine, where after discussion with the Department the condition was not attached with the approval. It is important that the monitoring is undertaken, not that proof of this is provided at the end. If this proof were not available but the works had been undertaken, where would this leave the Department in terms of enforcement? It is considered that it is more reasonable and enforceable and in fact more relevant to require a specified and agreed schedule of monitoring (as suggested in Condition 8), which could involve reporting to the Department at each stage, which could be required as part of a condition requiring details of the monitoring process. If any of the prescribed monitoring stages is omitted, the development could be halted there and then before damage is undertaken, which is more effective than finding out at the end that the process has not been followed. After further discussions with the applicants and the Arboricultural Officer, the wording of Condition 8 was agreed, on the basis that the submitted details include the monitoring details.
7.1 Overall, for the reasons indicated with this report it is concluded the proposals complies with the relevant planning policies of the Isle of Man Strategic Plan and the Douglas Local Plan and therefore it is recommended the application is approved subject to conditions as listed and subject to a Section 13 Legal Agreements relating to Affordable Housing provision and Public Open Space provision. - 8.0 SECTION 13 LEGAL AGREEMENTS
8.1 As noted within this report there are two matters which require a Section 13 Legal Assessment. The first being affordable housing provision which in this case will result in 4 dwellings. The second relates to Public Open Space which includes onsite provision and a figure of £17,952 in lieu of the shortfall of onsite provision, which has been agreed with Douglas Borough Council. Both are considered acceptable
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:…21.01.2019
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. : 18/00862/B Applicant : Hartford Homes Ltd Proposal : Erection of 16 dwellings with associated infrastructure and
landscaping
Site Address : Annacur House Annacur Lane Douglas Isle Of Man IM2 2EA Principal Planner : Mr Chris Balmer Presenting Officer As above Addendum to the Officer’s Report
At the meeting held on the 21st January 2019, the Planning Committee noted that, following the application being deferred at the Planning Committee meeting on the 7th January 2019, the applicant and the owner/occupier of Farm Hill Cottage had discussed the treatment of the boundary treatment and had come to an agreement (as shown in drawing 015). In light of the agreement, and the owner/occupiers of Farm Hill Cottage withdrawing their objection, the case officer recommended that the application be approved subject to altered/additional condition/s and changes to the interested person status. The Planning Committee determined to accept the recommendation of the case officer and approve the application.
The following revised IPS was confirmed:
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:
DOI Housing and Estates Division
It is recommended that the following Government Departments should not be given Interested Person Status on the basis that although they have made written submissions these do not relate to planning considerations:
Manx Utilities as they are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy.
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 Farmhill Cottage, Annacur Lane, Douglas (objection withdrawn)
The owner/occupier of Annacur Cottage, Annacur Lane, Douglas as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy.
Mr Bill Malarkey MHK - as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy and are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy.
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: To comply with the visibility standards for 20mph traffic which the development has been designed for.
Reason: To ensure that the dwellings and parking spaces are accessible in the interests of highway and pedestrian safety.
plans and particulars. In the event that retained trees become damaged or otherwise defective during the construction phase due to events outside of the applicant's control the Department shall be notified as soon as reasonably practicable and remedial action agreed and implemented.
Reason: To ensure that trees marked for retention are not removed, in the interests maintaining the amenities of the area and to ensure the visual impact of the development is mitigated.
Reason: To ensure that trees marked for retention are adequately protected, in the interests maintaining the amenities of the area and to ensure the visual impact of the development is mitigated.
Reason: Required prior to the commencement of development in order that the Department may be satisfied that the trees to be retained will not be damaged during development works and to ensure that, as far as is possible, the work is carried out in accordance with the approved details
Reason: To ensure that replacement tree planting takes place to mitigate the tree removal required to facilitate the development.
Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy.
Reason: It is essential for a footpath link to be in place between the site and Annacur Lane for highway safety and amenity purposes.
Reason: It is essential for a footpath link to be in place between the site and Annacur Lane for highway safety and amenity purposes.
Plans/Drawings/Information This approval relates to the submitted documents and drawings reference numbers 001, 002,
Copyright in submitted documents remains with their authors. Request removal
