26 May 2011 · Delegated
1, Clagh Vane, Ballasalla, Isle Of Man, IM9 2eu
The application site forms part of the Clagh Vane residential estate in Ballasalla, covering Whitestone Terrace, Glashen Terrace, numbers 1–6 Cobbold Place, and odd numbers 1–25 Clagh Vane. Vehicular access runs internally from within the estate rather than directly onto the A5 Douglas Road, with around 21 existing rear parking spaces. The proposal involved demolishing 14 dwellings described as being of little environmental value and replacing them with 16 elderly persons dwellings, a new access road with traffic calming, improved parking, and a biomass boiler house to serve a community heating scheme. The main planning issues were the net gain in dwellings and parking, highway safety, and the acceptability of the biomass boiler. The Highways and Traffic Division supported the scheme, noting that access would be maintained and traffic calming features would control speed and protect pedestrian safety. Concerns were raised locally about the biomass boiler, but the officer found no evidence of adverse impacts from such installations.
The proposal was approved because it replaced dwellings of little environmental value with a greater number of units and improved parking, in line with Strategic Plan policies on efficient land use. Highways officers supported the scheme, and no evidence was found that the biomass boiler would cause harm. The development was considered to meet the relevant policy tests on access, road safety, and energy supply.
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
The development will result in the loss of existing dwellings which are of little environmental value and will provide a greater number of dwellings and a higher ratio of car parking, both of which accord with the policies of the 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
Development should make the best use of resources
The scheme will make better use of the land in terms of the numbers of units
Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under -used land and buildings, and re - using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space (1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services. 4.2.2 In pursuance of (c) abo ve, the Department will, when formulating its programme for the preparation of new Area Plans, have particular regard to: (a) the availability of mains drainage connected to IRIS or other mains systems; (b) securing the future viability of rural primary schools; (c) the public investment in the Island's highway, bus, railway and tramway networks; (d) the provision and availability of water; and (e) community facilities. 4.3 Environment 4.3.1
Development involving alternative sources of energy supply
Development involving alternative sources of energy supply, including wind, water and tide power, and the use of solar panels, will be judged against the environmental objectives and policies set out in this Plan
Condition 1
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Condition 2
This permission relates to the redevelopment of the site including the erection of new dwellings and apartments and a new bio-mass boiler and alterations to access and car parking, all as shown in drawings reference 01, 02, 03, 06, 07, 08, 09, 10 4-100A, 4-300A and 4-301D, all received on 7th January 2011.
