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Application No.: 10/01738/B Applicant: Isle Of Man Water & Sewerage Authority Proposal: Variation of condition 4 of approved service reservoir (10/00953B) to allow amendment to roof finish Site Address: Field 132382 Glen Auldyn Ramsey Isle Of Man --- ### Considerations Case Officer : Mr Chris Balmer Photo Taken: Senior Planning Officer Site Visit: Senior Planning Officer --- ### Written Representations --- ### Consultations Consultee : Highways Division Notes : Consultee : Lezayre Parish Commissioners Notes :** approved. ---
The application site represents the curtilage of Field 132382, Glen Auldyn, Ramsey, which is located on the eastern side of the Glen Auldyn Road (B16) and south of the Lezayre Road.
The application seeks approval for the variation of condition 4 of approved service reservoir (10/00953B) to allow amendment to roof finish.
The application site is within two areas recognised as being as areas of 'Proposed Low Density Housing in Parkland' and 'White Land' not zoned for development, under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area; nor within an area zoned as High Landscape or Coastal Value and Scenic Significance and being a site of Ancient Monuments & Sites of Archaeological Interest.
Due to the site location, zoning and the type of proposal, the following policies are relevant for consideration:-
"General
Policy 3: Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
Environment
Policy 22: "Development will not be permitted where it would unacceptably harm the environment and/or the amenity of nearby properties in terms of:
i) pollution of sea, surface water or groundwater; ii) emissions of airborne pollutants; and iii) vibration, odour, noise or light pollution."
"Environment
Policy 24: Development which is likely to have a significant effect on the environment will be required: i) to be accompanied by an Environmental Impact Assessment in certain cases; and ii) to be accompanied by suitable supporting environmental information in all other cases." PLANNING HISTORY The previous planning application is considered relevant in the assessment and determination of this application:-
Construction of a service reservoir and creation of temporary track and access - 10/00953/B - APPROVED. As part of this approval the following conditions was attached:-
"4. The Service Reservoir roof is to be finished with top soil and then grassed. All planting shall be carried out in accordance with the approved details in the next available planting and seeding seasons. Any tree or shrub which within a period of 5 years from the completion of the landscaping works, is removed, or becomes seriously damaged or diseased shall be replaced in the next planting season with another similar size and species, unless the Planning Authority gives written consent to any variation."
REPRESENTATIONS
Lezayre Parish Commissioners:-
"Approved."
The Planning Authority has received no privately written representations objecting to the application.
The application has been submitted as the applicants considered the requirement of the roof of the Service Reservoir (SR) to be finished with top soil and grassed would be unnecessary given the roof of the SR would not be apparent from public views.
The applicants also indicated cost implications which were not realised when the initial application was submitted for the SR, when they indicated either grass or gravel would be acceptable finish. For a grass roof finish, the roof thickness needs to be increased from 200mm to 300mm which increase cost due to this increase in thickness and additional reinforcing material to take the additional load.
23 December 2010
It should be highlighted that the cost issue is not a material planning matter which can be considered under this planning application.
The applicants have proposed to finish the roof with river-washed gravel, which has been used on a number of similar Service Reservoirs (Glenneedle & Ballakerka) on the Island.
The main and perhaps the only issue with this application, is whether the proposal would result in a significant adverse visual impacts upon the amenities of the locality.
The initial application the applicants indicated that if required the roof could be top soiled and grassed over. The Planning Authority (includes the Planning Committee) shared the concern that the site given its position could adverse affect the visual amenities of the area if the roof was finished with gravel. No evidence was submitted by the applicants to disprove that the proposal would not be apparent from public view (namely from the Mountain Road & Gardeners Lane).
The submission now provides the required evidence to show that the roof of the SR would be limited in appearance.
As indicated distance views of the site are the main views, in this case views from the Mountain Road and from the north of the site.
From the Mountain Road the applicant has submitted a statement which indicates that due to the topography (higher) of the land to the south of the site, there are potentially only limited views of the site between Guthrie's Memorial and the Mountain Box.
The applicants have investigated this further and with the use of a contour map, aerial photograph and photographs that look towards the site between Guthrie's Memorial and the Mountain Box. They concluded the site is not apparent from view, due to the topography of the site in relation to adjacent high fields, but also due to existing landscaping along the eastern and southern boundaries of the site.
In terms of distance views to the north of the Island, the applicants have indicated that given the SR is level and horizontal it cannot be seen from below, either close up, or at a distance.
They have indicated to further ensure this view, the applicants proposal to re-grade the front elevation of the site, in the form of low earth banking, seed and locally plan with gorse or similar.
It is considered if the application is approved a revised condition should be attached which requires: "The Service Reservoir roof is to be finished with either top soil then grassed or river-washed gravel. All planting shall be carried out in accordance with the approved details in the next available planting and seeding seasons. Any tree or shrub which within a period of 5 years from the completion of the landscaping works, is removed, or becomes seriously damaged or diseased shall be replaced in the next planting season with another similar size and species, unless the Planning Authority gives written consent to any variation."
RECOMMENDATION
In conclusion, for the reasons indicated within this report, the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), and therefore it is recommended that the application be approved.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:- Lezayre Parish Commissioners 23 December 2010
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommendation Recommended Decision: Permitted Date of Recommendation: 23.12.2010
Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the variation of condition 4 of approved service reservoir (10/00953B) to allow amendment to roof finish as proposed in the submitted documents which are date-stamped 25th November 2010.
On completion of the Service Reservoir the temporary haul route, the upgraded entrance onto the Glen Auldyn Road and the temporary site compound are to be removed and re-instated to their original condition.
Prior to works commencing the applicant is required to consult with the Department of Environment, Food and Agriculture regarding the possibility of bats and breeding birds within the gorse which are protected under the Wildlife Act 1993. No clearance of gorse should be undertaken during March to August inclusive.
Prior to the operation of the Service Reservoir, a detailed scaled landscaping plan is required to be submitted and approved by the Planning Authority showing a landscaping scheme in the form of low earth banking with locally planted gorse or similar, to the north of the Service Reservoir, as indicated in paragraph 3.2 of the supporting documentation (Nov 2011). This approved plan detailing the landscaping must be completed as approved before the operation of the Service Reservoir.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
23 December 2010
Decision Made : Permitted Date : Signed : Senior Planning Officer
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