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The application site comprises of a parcel of land containing the residential curtilage of a detached dwelling and an adjacent field that is located adjacent to the Coast Road (A2) in Maughold.
The proposed development comprises of alterations to the sod hedge that is contained within the application site and that bounds the Coast Road (A2). Originally, through drawing no. 0298/PL04 rev. A, the proposed development also sought approval for the creation of a new driveway and vehicular access. This drawing, and therefore this part of the proposed development, was removed and superseded by the submission of drawing no. 0298/PL04 rev. B. This amended drawing was submitted prior to the determination of the planning application and was the subject of proper re-advertising.
Whilst the application site and adjacent land has been the subject of a number of previous planning applications I do not consider them to be specifically material to the development proposed by this current planning application.
Maughold Parish Commissioners initially objected to the planning application. The grounds for their objection can be summarised as concern regarding the proposed new access. In response to the amendment to the planning application they make comment regarding the potential impact of the use of the existing field access.
The Department of Transport Highways Division initially objected to the planning application. The grounds for their objection can be summarised as concern regarding the visibility provided with the proposed driveway. Whilst no formal additional or revised comments have been received in response to the amendment to the planning application I have subsequently discussed the amendment with Derek Sewell. He advised that he considers the amendment to the hedge on its own, as is proposed by drawing no. 0298/PL04 rev. B, to be an improvement to visibility and therefore acceptable.
The Manx Electricity Authority initially made no comment on the specific merit of the development proposed by the planning application but requests that an informative note be attached to any approval decision notice. No additional or revised comments were received in response to the amendment to the planning application.
The Society for the Preservation of the Manx Countryside and Environment initially objected to the planning application. The grounds for their objection can be summarised as concern regarding the description of development and the extent of the proposed works to the hedge. No additional or revised comments were received in response to the amendment to the planning application.
The application site is within an area covered by the 1982 Development Plan Order. Under the plan the site is not designated for any specific purpose but is within a wider area of high landscape or coastal value and scenic significance.
Following the receipt of the amended drawing the development proposed by the planning application comprises of the amendment of the hedge along the boundary of the application site with the Coast Road (A2). I think it is reasonable to say that the amending of the proposed development (i.e. the removal of the driveway and new access element of the proposal) removed a significant proportion of the objection to the planning application. The use of the existing adjacent field access cannot be controlled or restricted through this planning application.
In terms of the assessment of the development proposed by the planning application I would suggest that the two primary considerations are highway safety and visual impact. I believe that the assessment of the planning application comes down to a balancing of these two considerations. In visual terms, whilst I personally do not consider the alteration of the hedge to be an improvement to the existing hedge I do not believe it to be visually detrimental to the extent that would warrant refusal. In highway safety terms, the alteration of the hedge is undoubtedly an improvement to the vehicular visibility for the associated residential properties that would be beneficial to highway safety. I believe that these two issues balance out in favour of the proposed development and it is therefore acceptable.
I recommend that the planning application be approved.
I consider that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Maughold Parish Commissioners; The Department of Transport Highways Division; and The Manx Electricity Authority.
I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
The Society for the Preservation of the Manx Countryside and Environment.
Recommended Decision: Permitted
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
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 no. 0298/PL04 rev. B date stamped the 26th May 2006.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made: Permitted Date: 07.07.2006
Signed: M. I. McCauley Director of Planning and Building Control
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