27 July 2023 · Committee
Plot 1, Field 312909, Main Road, St Johns, Isle Of Man, IM4 3rd
The application covered approval in principle only — meaning the principle of residential development and the means of access were assessed, with detailed design matters reserved for a later stage. The proposed construction access would follow a route already approved under an earlier planning permission (PA 20/00245/B). The site falls within an area designated for residential development under the St John Local Plan, and the key planning issues were whether the principle of a new dwelling was acceptable and whether highway safety would be affected. The Planning Committee concluded that the bungalow could be accommodated on the site without adverse impact on the environment, landscape, local amenity, or road safety, in line with General Policy 2 of the Isle of Man Strategic Plan. The proposal was found to comply with Policy RES/P/1 (Development Brief for Area 1) of the Local Plan. Conditions require reserved matters approval before development begins, along with ecological mitigation measures and an archaeological assessment at the reserved matters stage.
The Planning Committee approved the application because the site is designated for residential use in the St John Local Plan and the proposal complies with Policy RES/P/1. The committee was satisfied that a detached bungalow could be accommodated without adverse effects on the environment, local amenity, or highway safety, and that the proposed means of access was acceptable.
Development Brief for Area 1
General Policy 2
General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Condition 1
The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters.
Condition 2
Application for approval of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved.
Condition 3
Approval of the details of siting, design, external appearance of the building[s], internal layout, landscaping of the site, drainage (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced.
Condition 4
The application for the reserved matters must include a detailed landscaping and planting plan which demonstrates how the introduction of new trees and shrubs will result in an acceptable visual and ecological impact on the area.
Condition 6
The application for the reserved matters must include an Archaeological Report for the site, which includes a programme of archaeological work in accordance with a written scheme of investigation and measures for mitigation of any adverse impact thereon. The development must be undertaken in accordance with the recommendations of the Archaeological Report.
Condition 7
The application for the reserved matters must include the following highway information: i. Formal right of permanent access to site via Balladoyne Estate Road ; - ii. Full geometric and technical details for the means of access to / from the site; - iii. Details of all parking provision which demonstrates that a range of vehicles including those larger than standard cars, can be accommodated within the site; - iv. Details of the storage of waste receptacles; - v. Vehicle tracking information relating to a box van and a refuse vehicle demonstrating that they can satisfactorily access, manouevre within and egress from the site; - vi. Details of the provision of secure bicycle storage; - vii. The surface treatment of any roadways and other parts of the site which will not be covered by buildings; - viii. Details of the construction access to the site.
