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The application site comprises of a parcel of land that is located adjacent to Groudle Road in Onchan.
The proposed development comprises the widening of the driveway for the dwelling permitted to be constructed on the application site.
The application site has been the subject of a number of previous planning applications that has resulted in valid planning approval for the erection of six dwellings on the land. At the time of writing this report those dwellings were under construction.
Onchan District Commissioners recommend that the planning application be approved. The Department of Transport Highways Division do not oppose the planning application. The Department of Transport Drainage Division express an interest in the planning application.
Under the Onchan Local Plan the application site is part zoned as low density housing in parkland and part zoned as open space (private woodland or parkland). The application site forms part of housing area 6, which comprises of the land between Lakeside and Groudle Glen. Policy O/RES/P/4 of Planning Circular 1/2000, which forms the written statement to be read in conjunction with the Onchan Local Plan, states:
"Development of the piece of land which lies between the site referred to in 4.14 and 4.47 above, Groudle Glen, Groudle Road and the bridge over Groudle River will be considered acceptable for low density housing in parkland in accordance with Planning Circular 8/89 and where no development is erected within 80 metres of the Groudle River. The boundary between the site and Groudle Road must be formed by a sod hedge, either that which currently exists
or one reconstructed as part of the development. The site must also have on its northern part a significant area of public open space contiguous with that proposed as part of the development of the adjoining land".
The Department's guidance on low density housing in parkland is set out by Planning Circular 8/89.
The Isle of Man Strategic Plan 2007 contains one policy that is considered to be specifically material to the assessment of this current planning application:
Housing Policy 6 states: "Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, in the absence of a brief, in accordance with the criteria in paragraph 6.2 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive."
The principle of housing on the application site and the type of dwelling has previously been assessed and established by the previous planning application and approvals that relate to the application site. This planning application proposes the widening of the driveway for the dwelling permitted to be constructed on the application site.
In terms of assessment it is considered that the overall level of development proposed by the planning application is relatively modest and unobjectionable.
It is recommended that the planning application be approved.
I consider that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Onchan District Commissioners; The Department of Transport Highways Division; and The Department of Transport Drainage Division.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 06.05.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to drawing no.s 2061.4.139 and 2061.4.133 date stamped the 25th March 2009.
I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted Date : ....12-11-2009 Signed : ....12-11-2009 Senior Planning Officer 6 May 2009 09/00520/B Page 2 of 2
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