Loading document...
This application relates to an area of land between Rheast Lane and The Links in Peel.
Approval in Principle was granted under PA 01/01555 for 4 plots. A further application was submitted (PA 03/01233) for the erection of four dwellings with garages with access off The Links. This consisted of one dwelling in the north east corner of the site and three dwellings along the southern part of the site. There was a further existing dwelling to remain on the site 'Girvan'. Later in 2004 PA 04/0984/B granted permission for the replacement of 'Girvan' with a new dwelling in the top north west corner of the site and for another dwelling (PA 04/00058/B) between those approved in PA 03/01233.
This application is to replace the three dwellings approved on the remaining southern part of the site with four dwellings. The dwellings remain of a similar type and design but are located within smaller plots in order to fit the extra house within the site.
The Department of Transport states there will be no adverse traffic impacts subject to the imposition of conditions to ensure that the road is made up to a reasonable level and parking is provided. The Water Authority require a condition that they be contacted to ensure a water supply.
We have several letters of objection from residents in The Links. These are principally concerned with the increase in the numbers of dwellings proposed on this site over the last few applications and with the fact that the access through The links is considered to be inadequate to serve them.
7 The Links - Originally permission to build houses on the site was refused in December 1998 due to the access through the Links being inadequate. PA 01/01555 and PA 03/01233/B permitted four houses on the site on the grounds that the Links could be designated a country Lane and subsequently two further applications have increased the number to six. These dwellings are likely to have at least two vehicles each and have support services so there could be a further twenty to thirty vehicles a day using the roadway that was designed to service the existing residents. There is barely room for two vehicles to pass and no pavements and they believe the DOT has refused to adopt the Links on the grounds that the foundations of the road are unsatisfactory. Clearly if unsuitable for present residents then it would be unsuitable for a larger volume of traffic.
5 the Links - as above.
2 The Links - original permission for eight refused. The Links is very narrow, no pavements and can't see how the situation has changed.
1 The Links - Access is major concern with narrow road being only 4.2 metres wide unsuitable for construction vehicles and existing residents vehicles. The threat to the structure of the brick pavour road must be taken into account.
Ballinderry, Rheast Lane - Travesty that planning permission ever granted for developemnt in an area of green belt within Peel's boundaries. Access in grossly inadequate and land has matured into an area of diverse vegetation, a sanctuary and dynamic habitat for multitude of bird life ranging from Sparrow Hawks to wrens.
8 Douglas Road - Site directly behind our property and increase in density would be undesirable.
Thie Ain - Strong objection to additional dwelling which will overlook, being a travesty of privacy, and the nuisance of extra noise and traffic.
4 the Links - Will be increase in traffic through The Links whose roadway does not meet the DOT's laid down standards for an estate roadway and has no pavement. The health and safety risks
increase as the number of dwellings increase. the developer is yet to put in place a health and safety plan for development of existing approved dwellings let alone any more. The more intensive use of the site will result in development which is out of keeping with the surroundings and particularly incongruous with the spaciously laid out small estate of The Links.
Peel Town Commissioners have sent a letter of objection. Members expressed the opinion that once an approval had been given it should not be subject to further amendment by the submission of additional planning applications to increase the number of dwellings on the proposed site.
Daff note that there are trees on and around the perimeter of the site. The majority are on the site perimeter and some are of significant amenity value. They recommend a minimum distance of 6 metres be maintained from any site works and a properly fenced exclusion zone be created whilst construction works are in progress. The applicant has submitted a survey from a landscape architect to indicate only two trees may be affected by the proposed layout and this no more than by the original layout. These are a semi mature sycamore and old hawthorn. It states that these could be retained if protected during construction. A condition could be added to ensure that the trees are protected during construction. There are some parts of the building which are as close as around 6 metres or just under from the nearest tree trunk. Some additional tree planting is proposed as part of the scheme.
The site already has approval for 5 new and one replacement dwelling. The additional dwelling proposed will reduce the size of the plots for three of these houses in order to fit the fourth house in but this still leaves sufficient amenity space around the four houses and the plot sizes are similar to those in The Links. The amount of overlooking of the adjacent properties is slightly greater but not to a degree where it is unacceptable compared to the previous approval.
Recommended Decision: Permitted
Date of Recommendation: 20.07.2005
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 numbers WL/04/903/2C, WL/853/3B, WL/853/2B, WL/853/3A, WL/853/2A, date stamped received on 15th April 2005.
C 3. Prior to the commencement of works details of the roof tiles and face brickwork must be submitted to and approved by the Planning Committee.
C 4. No trees may be removed from the site other than those shown on an approved landscaping scheme.
C 5. Details of the fencing between the plots must be submitted to and approved by the Planning Committee prior to the commencement of works including height and detailing. No approval is hereby given for the fencing to be a height of 2.4m up to the highway.
C 6. No development may commence until there has been approved by the Planning Authority a scheme of landscaping which includes indications of all existing trees and hedges within the site and details of any to be retained together with measures for their protection during the course of construction. the
C 7. No dwelling on the site shall be occupied until the estate road has been constructed to at least base course level and adequately lit from the junction with the adopted highway up to the access to the dwelling to the satisfaction of the planning authority after consultation with the Highway Authority.
C 8. No dwelling on the site shall be occupied until the parking facilities and vehicular accesses have been completed to the satisfaction of the Planning Authority after consultation with the Highway Authority before being brought into use and such facilities shall thereafter be so retained.
C 9. No works shall be commenced on the penultimate dwelling on the site until the estate road has been completed to the satisfaction of the Planning Authority after consultation with the Highway Authority.
N 1. All construction details shall be constructed in compliance with Manx Road 2.
N 2. An agreement under s4 of the Highways Act 1986 must be entered into between the Developer and the DoT Highways prior to any work commencing on site. The Developer should make contact with the Network Planning Section, telephone 666682. FAILURE TO ENTER INTO AN AGREEMENT BEFORE ANY WORK STARTS ON SITE WILL RESULT IN ROADS NOT BEING ADOPTED. SUCH INFORMATION WILL BE DISCLOSED ON SEARCH. pro
Decision Made : ... Committee Meeting Date : ...
N3: SN0022 STANDARD WATER 1
20 July 2005 05/00730/B Page 5 of 5
Copyright in submitted documents remains with their authors. Request removal
