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Application No.: 06/00371/A Applicant: Mr H Shimmin Proposal: Approval in principle for a residential development of six dwellings Site Address: Fields 312909 And 314758 Land At Balladoyne St Johns Isle Of Man ### Considerations Case Officer: Mrs F Mullen Expected Decision Level: Committee decision 2005 ### Written Representations ## Consultations Consulttee: Highways Division Notes: Consulttee: German Parish Commissioners Notes: Raised no particular objection to the application however they will defer their comments until detailed approval is sought. Consulttee: IOM Water Authority Notes: Consulttee: S.P.M.C. & E. Notes: Consulttee: Drainage Division Notes: Consulttee: Disability Access Officer Notes: Consulttee: Manx National Heritage Notes: No Objection in principle - comments made.
The application site forms an area to the south of Peel Road St Johns and to the west of Balladoyne Estate. Access to the site is via the existing adopted highway of Balladoyne, which serves 13No. dwellings. The predominate house type in the immediate vicinity is of single storey dwellings.
The site is located within an area zoned as Predominately Residential Use in The St Johns Local Plan, Planning Circular 6/99. Policy RES/P/1 specifically relates to the site and a Development Brief has been prepared and is included within the Written Statement for consideration with the Planning Scheme Order. That brief states inter alia that:
a) The maximum number of dwellings that may be developed on the site is six (6). b) All dwellings must be single storey c) No detailed application for development any be considered until details relating to plots, roads and sewers has been approved by the Planning Authority d) The application for development must be accompanied by an indication of the temporary route for construction traffic. Such route must not be through the Balladoyne Estate and the temporary route must be removed on completion the development.
e) Permanent access to the site after development has been completed may be taken through the Balladoyne Estate. f) No development may commence until the applicant has secured an archaeological work programme.
There have been no previous applications relating to the application site.
A number of representations have been received relating to the application, particularly from residents in the immediate locale. The objections from private residents relate to the principle of development, the archaeological interest in the site, loss of trees and impact of the development on adjacent occupiers. A letter of support has been received from a local resident.
German Parish Commissioners have reserved comment on the application until such time as a detailed application is submitted. The Department of Transport Drainage Division raise no objection to the development subject to conditions.
The Department of Transport objects to the development on grounds of inadequate visibility at the junction of the estate road with Peel Road.
Manx National Heritage advise of no objection to the development on the understanding that any detailed application would be for the same density and a condition relating to an archaeological watching brief be attached to any approval.
The application seeks approval in principle for the plots, road and sewers, with the submitted plan indicating 6No. plots. Given that the application is in principle only, no details of the dwellings have been submitted, however, indicative footprints have been shown on the submitted plan. In addition a temporary access is indicated leading south from Peel Road for construction traffic.
The application site is located within an area zoned for residential development in the 1999 St John’s Local Plan. The site had been previously zoned in the 1982 Development Order and 1991 Sector Plan (D). As stated in the written statement attached to Planning Circular 6/99, it was considered that the development of the site with low density housing would result in minimal impact on the amenities of adjoining residents and without compromising the visual setting of Tynwald Hill.
The impact of traffic generation from the site was also considered at this time, and it was concluded that whilst the existing access road from Peel Road was suitable to accommodate the domestic traffic generated by residential development, construction traffic would require a separate access and this has been indicated in the submitted plan. The Written Statement confirms "The Department of Transport has confirmed that the existing Balladoyne Estate road could, in traffic terms, satisfactorily accommodate a maximum of 20 additional units".
Whilst the comments of local residents are noted, it is considered that the development of the site in the manner proposed is acceptable, in accordance with the zoning of the site and confirms the suitability of the site which has been zoned for residential development for a significant period of time.
It is considered that the following who made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Manx National Heritage Mr R Tucker, 7 Balladoyne, St Johns A & D Stephens, 3 Balladoyne, St Johns Mrs A A Morrison, 6 Balladoyne, St Johns Miss C Shimmin, 8 Balladoyne, St Johns Mr Mrs & Miss Creer, 5 Balladoyne, St Johns Mr & Mrs Ogden, 2 Balladoyne St Johns Mr & Mrs Dinham, 11 Balladoyne, St Johns P Long, Ash Meade, Balladoyne, St Johns Mr Gill, 10 Balladoyne, St Johns Isle of Man Water Disability Access Officer
It is considered that the following who made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: SPMCE Mr A Jessop, Seacliffe Old Castletown Road
Recommended Decision: Permitted
Date of Recommendation: 12.07.2006
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. The proposed development must be connected to the main foul sewer.
NOTE: A Drainage Connection Fee will be payable to the Drainage Authority on this development
C 3. There must be no discharge of surface water to the main foul sewer.
C 4. Any subsequent application for detailed approval must indicate a layout which avoids the archaeological remains and include details of the archaeological watching brief to be undertaken,
C 5.
Any subsequent detailed application must contain details of the existing trees and hedges to be retained on site.
C 6.
Construction traffic must use only the temporary access indicated on drawing no. 4043/2; this temporary access must be removed and the land over which it passes must be restored to its current condition within one month of the completion of building operations; details of this access and the arrangement must be included in the application for Reserved Matters.
C 7.
The application for Reserved Matters must include details of the proposed improvements to the visibility at the junction of the Balladoyne Estate Road and Peel Road, and of the proposed estate road widening; these works must be completed prior to the occupation of any of the dwellings.
N 8.
For the avoidance of doubt, any application for approval of Reserved Matters must indicate single storey dwellings with no dormer accommodation, in accordance with Policy RES/P/1 part (b) Development Brief.
Decision Made : ... Committee Meeting Date : ...
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