Officer Planning Report Recommendations

Application No.: | | | :-- | :-- | | Applicant: | Mr \& Mrs D Radcliffe | | Proposal: | Approval in principle for the erection three detached two storey dwellings with <br> garages to replace existing dwelling | | Site Address: | Ballaradcliffe House Kiondroghad Road Andreas Ramsey IM7 3EL | ### Considerations Case Officer : Anthony Holmes Expected Decision Level: Committee Decision ### Written Representations We have received no private representations for this application. ### Consultations Consultee : Highways Division Notes : objections, see comments Consultee : Andreas Parish Commissioners Notes : no objection Consultee : IOM Water Authority Notes : comments Consultee : Drainage Division Notes : no objections subject to conditions Consultee : Wildlife And Conservation Officer Notes : comments Consultee : Department Of Agriculture Fisheries \& Forestry Notes : see comments

Officer's Report

The application is for approval in principle for the erection of three detached two-storey dwellings with garages to replace an existing dwelling known as Ballaradcliffe House on the Kiondroghad Road in Andreas.

Whilst the scale of the 1982 Development Order Plan can make identifying exact zonings difficult it appears to me that the application site falls within an area that is zoned as being predominantly residential. Accordingly, in terms of zoning I consider that the proposal is acceptable. The dwelling proposed to be replaced is quite sizable and within its own grounds but the Conservation Section has confirmed that it is neither registered nor on the list of potentially registerable buildings. Therefore I suggest that it would be difficult to sustain a refusal on the basis of the importance of the existing dwelling.

An objection has been made by the Highways Division regarding the access onto the highway. Whilst this should form an additional reason for refusal it will also be appropriate to attach a note, as the access problem can probably be resolved. An issue regarding an existing field access that runs through the application site may also need to be resolved and should be accordingly noted.

The development in its current form would lead to the loss of mature trees that are important to the landscape of the area and that provide viable ecological habitats. The loss of the trees would be contrary to the wishes of the Forestry and Wildlife Divisions respectively. Therefore I consider that the development of two dwelling on the site and the retention of the trees on the northern extent would be acceptable.

I recommend that the application be refused with suitable without prejudice notes.

Recommendation

Recommended Decision : Refused Date of Recommendation : 04.05.2004 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval : Notes attached to conditions : Reasons for refusal

• : Notes attached to refusals

R 1 . The proposal will have an detrimental impact on the existing trees on the northern extent of the application site, particularly within the area allocated Plot 'A' on drawing no. 0359/1/1, contrary to the interests of visual and ecological amenity.

R 2 .

By reason that the proposal retains the existing un-modified access onto the adjacent highway and that the wing wall and hedge in the direction of Andreas reduce visibility for emerging vehicles to a potentially dangerous level the proposal is considered to be contrary to the interests of highway safety.

• 3. Without prejudice to any subsequent planning application the erection of two dwellings on the site that do not impact on the existing trees towards the northern extent of the application site may be acceptable. It is recommended that the applicant discuss any such proposal with the relevant Planning Officer, the Forestry, Amenity \& Land Division and the Agriculture \& Wildlife Division of the Department of Agriculture, Fisheries \& Forestry.

• 4. The applicant is advised that without prejudice to any subsequent planning application it is considered that a suitable vehicular access and egress onto the adjacent highway can be achieved in this location. Any subsequent planning application should include details of any such access and egress. The applicant is advised to discuss this matter with Department of Transport Highways Division.

• 5 . It is noted that an existing field access appears to run through the application site into the adjacent field. If the development results in the loss of this field access without any other means of access being available any subsequent planning application should include details relating to the provision of a new field access. If necessary, the applicant is advised to discuss this matter with Department of Transport Highways Division.

Decision Made : Committee Meeting Date : dereprec.doc