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The planning application seeks approval in principle for the erection of two dwellings on a site in Baldrine, Lonan, which currently contains one dwelling.
In terms of planning policy the application site is designated as being within an existing residential area under the Laxey and Lonan Plan. Therefore, I would suggest that the principle of development is
acceptable subject to the development being able to undertaken on the application site without an unacceptable detrimental impact on the existing properties within the surrounding area.
The Department of Transport's Highways Division and Drainage Division are both content with the planning application subject to the imposition of conditions. Lonnan Parish Commissioners have no objection to the planning application. Two neighbouring properties have no objections to the principle of development but have raised concerns about the potential impact of two storey development and drainage issues. One other third party, with no obvious direct interest in the application site, has advised that they have no objection to the planning application. The Isle of Man Water Authority have made no comment on the merits of the planning application but have requested that an informative note be attached to any approval notice.
Having examined the planning application and undertaken a site visit I am satisfied that the application site can be developed in the manner proposed without causing an unacceptable detrimental impact. The concerns of the neighbouring properties can be suitably controlled by conditions and addressed as part of any subsequent reserved matters planning application. Whilst the application site has significant tree coverage I am content that it is readily capable of being developed without unacceptable loss. This opinion is echoed by the Lonnan Commissioners and the SPMCE. Accordingly, I recommend that the planning application be approved.
Recommended Decision: Permitted
Date of Recommendation: 21.11.2005
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
C 2. This approval in principle relates to the erection of two dwellings to replace the existing dwelling on the land defined by the red line as shown on drawing no. 3999/2 date stamped the 5th September 2005.
C 3. This approval in principle is without prejudice to, and no approval is conferred by this approval notice for, the layout show on drawing no. 3999/1 date stamped the 5th September 2005.
C 4. Any dwellings and any associated built development should be positioned so as to minimise the level of felling of the existing trees within the application site.
C 5. The access drive must be designed so as to be able to permit two motor cars to freely pass each other and to be able to park alongside each other.
C 6. Sight lines and visibility splays for the vehicular access must be designed in accordance with the requirements of the Highway Authority.
C 7. The dwellings must be designed so that their position, orientation, height and aspects respect the residential amenity of the existing surrounding properties.
C 8. As the development is situated within an existing catchment area the dwellings must be connected to the public foul sewer. Any subsequent reserved matters planning application must contain details of this connection.
C 9. There must be no discharge of surface water (directly or indirectly) from the development to any foul drainage system(s).
C 10. The means of surface water disposal must be designed in accordance with the requirements of the Drainage Authority.
C 11. Any development proposed by any subsequent reserved matters planning application must not prejudice the existing watercourse that crosses the site. Any subsequent reserved matters planning application must include details of the relationship of the proposed dwellings to the existing watercourse and details of any proposed culverting.
N 1. The applicant is advised to discuss the specific details of any subsequent reserved matters planning application with the Planning Authority, Highway Authority and Drainage Authority prior to its submission.
N 2. The applicant is advised that the culverting or diverting of a watercourse requires permission from the Department of Transport under section 34 of the Land Drainage Act 1934.
Decision Made : ... Committee Meeting Date : ...
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