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Proposal: Variation of Condition of Planning Approval Ref No. 10/01832/B The Site: Plot of land adjacent to Maughold Lodge, Claughbane Walk, Ramsey, Isle of Man IM8 2JP Applicant: Mr David Maddrell
The current planning approval (PA: 10/01832/B) is for the erection of a single dwelling and the creation of a new vehicular access on a vacant plot of land. Item 1 of the Schedule of Conditions states that 'The development hereby shall commence before the expiration of four years from the date of this notice'.
The decision to approve the application was upheld at Appeal and the effective date of issue was confirmed as being 24th August 2011. The date of expiry of approval is therefore 24th August 2015.
This application is to request a variation to Item 1 of the Schedule of Conditions to extend the life of the planning approval by a further two years until 24th August 2017.
The applicant intends to proceed with the development of the site but several factors, as listed below, have delayed the start of the construction work.
There have been on-going discussions with the owner of the adjoining land, Mr. Richard Morris, as to the exact position of the boundary between the two plots of land. The applicant did to want to progress construction work until this issue was resolved as it might have affected the siting and design of the proposed dwelling. This issue has now been amicably resolved between the two parties and the proposed dwelling remains unaffected.
Following the resolution of the above, the applicant has instructed John Gray, Structural and Civil Engineers, to submit a building regulations application for the construction of the new vehicular access and driveway. Construction work on the proposed dwelling can not start until the new access and driveway have been completed. Due to reasons outside of the applicant's control, this application is currently being prepared but has not yet been submitted. The applicant's concern is that by the time the building regulation application is passed the planning approval will have lapsed.
2.3 While an extension of one year to the life of the planning approval would probably be sufficient, the applicant is mindful of the fact that it has been a long process to get to this point. To ensure that he has sufficient time to finalise such details as the shared drainage with his neighbour, including any legal agreement, as well as obtaining quotations and appointing a main contractor for the construction work, the applicant would prefer to have the comfort of a two year extension of the current approval.
3.1 Site boundary. The boundary line to the north of the site has been agreed with the neighbour, Mr. Richard Morris, and remains as per the original application.
The applicant has recently acquired an additional strip of land from Maughold Lodge. The location plan and site plans have been revised to show the new site boundary line. This additional land does not affect the design of the approved driveway or the dwelling.
3.2 Vehicular access. The approved vehicular access off Claughbane Walk and driveway remain unchanged. As previously mentioned, a building regulations application will be submitted in due course by John Gray, Structural & Civil Engineers.
3.3 Drainage. The proposed drainage remains the same as per the original planning approval i.e. foul drainage will connect to the existing drains from Maughold Lodge, and surface water will be to a rainwater harvesting system storage tank.
However, discussions are currently underway with the neighbour, Mr. Morris, regarding combining the drainage systems for his own land and the applicant's site. This would result in a new surface water drain from the application site being connected to the main sewer via Mr. Morris's land, with the benefit that a rainwater harvesting system would not be required. The design has still to be resolved but will be confirmed when the building regulation application is submitted for the proposed dwelling.
3.4 Planting. Proposals for new planting and the protection of the existing boundary hedges and trees remain as per the original planning approval.
Apart from the minor modification to the site boundary the scheme remains the same as per the original planning approval. The two year extension of the life of the approval will give the applicant, and his consultants, sufficient time to give due consideration to the building regulation applications, obtain the relevant approvals, and appoint a main contractor.
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