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The site represents a piece of land, part of which has been used as a car park serving the Glen Mona Public House, for some time. Recently, works have been undertaken to create a wider car parking area. Enforcement action ensued and a planning application was submitted and refused (PA 03/0362) for reasons relating to lack of information about levels, stability, planting and drainage.
No proposed is the retention of the tipped material and drawings detailing this. The red line (it is actually pink) does not include some of the site where works are planned although the works intended in this area are only planting which in theory does not require planning permission.
The planting schedule is a little mean - new hedging should be introduced alongside the roadway and mounded hedging should be introduced around the edge of the car park to screen cars and their lights form wider view including Mr. Murray's property.
Defer for further consultation with applicant regarding planting - 28.10.03 see my letter of 28.10.03 to JG Corlett & Partners.
Further information has now been received in the form of a drawing reference 0353/1/A received on 23.12.03. This shows the red line incorporating all of the area where works are proposed although this includes land which does not belong to the applicant but where he has permission to undertake the proposed works. There is now a new hedge to be created alongside the roadway in place of the intermittent banking - which is a huge improvement, irrespective of the car park. Also proposed is the erection of further fencing to protect the view of parked vehicles from the Manx Electric Railway with new hedging behind it. The existing surface, which is loose chippings, is to compacted and dressed in quarry dust and rolled.
There have been a proposal for residential development on this site (01/0734) which was resisted on appeal. This proposal will improve the appearance of the site although it could be argued that the best use of the site would be as open space with a proper landscaping scheme introduced. The site has never, however, been attractive and the edges of the car park have never been properly introduced and the surface never finished properly.
There were previously a number of objectors - there is now only one - Mr. Murray at Ballasholague who lives some 190m from the site and is separated therefrom by two properties. His concerns relate to the appearance of the site (which will be improved) the use of the site and the value of his property which is not a material planning consideration.
The use of the car park is, however a valid concern and it would be pointless to achieve all the hedging and landscaping if the car park were to be used for the parking of large commercial vehicles which has been the case in the past. I don't think that we could be persuaded that the use of the hotel generates enough demand for car parking to justify the car park on this basis alone. However the site lies in a rural area with a footpath network and Manx Electric Railway connection which would benefit from a car park as well as those who wish to use the public house. A condition could be imposed to restrict the use of the car park to solely private cars and not commercial or heavy goods vehicles, without the written permission of the Planning Committee.
There is a recommendation from DAFF FIsheries concerning the proximity to the water course. However, the works proposed now are mainly landscaping which will not affect the water course and as such I don't feel that a condition or note is appropriate in this case.
In summary, I feel that there is more to commend this application than disadvantages resulting from it and that it should be approved.
Recommended Decision : Permitted
Date of Recommendation : 30.01.2004
Recommendation :
N : Notes attached to conditions : Reasons for refusal
This approval relates to the retention of the tipped material on the site and its modification and the landscaping all as shown in drawing reference 0353 / 1 / received on 23 / 12 / 03.
The works hereby approved must be undertaken within six months of the date of this notice as it becomes final.
The new hedging alongside the Glen Mona Loop Road must be created in accordance with Planning Circular 1/92 - Manx Hedges.
The landscaping shown in the approved drawing must be undertaken in the first planting season in or following (whichever is the sooner) the date of this decision as it becomes final.
The car park may only be used for the parking of private cars and may not without the written permission of the Planning Committee be used for the stroage or parking of commercial or heavy goods vehicles.
The slopes of the tipped material must be dressed sufficiently to allow and encourage the vegetation thereof as shown in the submitted plan.
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