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The application site comprises of a parcel of land that is located on the eastern side of Croit-e-Quill Road, close to the junction with Ballacollister Road, in Lonan.
The planning application seeks approval in principle for the erection of a dwelling on the application site.
The application site has not been the subject of any previous planning application that is considered specifically material to the assessment of this current planning application.
However, planning approval in principle was recently granted for the erection of a dwelling on adjacent land shown to be within the ownership of the applicant. Planning application 07/00259/A was considered and approved on the 2nd April 2007, with the approval decision notice issued on the 11th April 2007.
Lonan Parish Commissioners recommend that the planning application be refused on the grounds that the proposal represents an overdevelopment of a site that is restricted by poor access, the close proximity of neighbouring properties and an existing stream.
The Department of Transport Highways Division do not oppose the planning subject to the imposition of conditions relating to sight lines, car parking provision and an on-site turning facility.
The Department of Transport Drainage Division have no objection to the planning application subject to the imposition of conditions. The Isle of Man Water Authority request that an informative note be attached to any approval decision notice. The Manx Electricity Authority request that an informative note be attached to any approval decision notice. The Disability Access Office recommends that the needs of disabled access be taken into account.
The owners and/or occupants of Aegir, which is located opposite the application site, object to the planning application. They express concerns regarding the type of proposed dwelling, access to the site, parking provision and impact on trees.
The owners and/or occupants of Beechwood, which neighbours the application site to the south east, express concerns regarding the type of dwelling proposed, the impact of the loss of trees and the effect on drainage.
The owner and/or occupant of Seacliffe, which is located in Braddan, state that they would have no objection to the proposed development provided that it does not result in the clearing of the wooded area.
The application site is within an area recognised as being within predominantly residential use under the Laxey and Lonan Area Plan Order 2005.
Policy L/RES/PR/1 states:
"Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential. In particular, in the case of Agneash no further dwellings will be approved although, as will be the case in areas zoned as residential, alterations and extensions to existing property may be accepted if such proposals are sympathetic to the character and appearance of both the building to be altered and the surrounding area in general."
L/OSNC/PR/6 states:
"With the exception of the felling of trees planted for commercial purposes, there will be a general presumption against the removal of trees within the study area including instances where this is proposed in order to facilitate development."
The planning application seeks approval in principle for the erection of a dwelling on the application site. As such the planning application is seeking to test the principle of erecting a dwelling on the site and is not concerned with the detail of any particular dwelling. If the principle is accepted, and planning approval is granted, a further planning application would be required to assess the specifics of siting and design.
In terms of assessment it is necessary to have regard to area plan policy L/RES/PR/1, which establishes that the principle of residential development within existing residential areas is acceptable subject to an assessment of the impact of development. In the case of this application site it is necessary to have regard to the size constraints of the site, the impact of development on trees, potential access arrangements, drainage provision, the potential effect of development of existing surrounding properties and the effect on the character of the area.
In respect of its size it is considered that the site is relatively small and irregular in shape compared to surrounding properties. This raises general concerns regarding the possible positioning of any dwelling on the application site.
As regards the impact of any development on trees it is clear that it would require the felling of trees to accommodate any dwelling. It also likely that residential development of the site would ultimately result in further tree felling as natural light to site is limited by boundary trees. Any such tree felling would be undesirable and contrary to policy L/OSNC/PR/6.
Turning to access arrangements it appears that the length of the site frontage and the road alignment is sufficient to accommodate the sight lines required by the Highway Division. As regards parking provision and turning facility it is possible to accommodate these on site, although there would be a consequential impact on the trees. Therefore, there is no objection to the planning application on this basis. Similarly, in terms of drainage, on the basis that the Drainage Division have raised no objection to the planning application it is concluded that site drainage is acceptable.
In terms of the effect of residential development on existing surrounding properties it is considered that the distance of the site from Beechwood is such that it is likely that their residential amenity would be unacceptably affected by the erection and use of a dwelling on the application site.
Finally, it is considered that the impact of the proposed development on the character of the surrounding area would be detrimental. At present the application site provides a pleasant wooded area that is considered to positively contribute to the character of the area and its loss would be detrimental to such character.
In conclusion, having regard to the above it is considered that the residential development of the application site would be unacceptable by reason of the impact on trees, the effect on existing surrounding properties and the effect on the character of the area. As such the proposed development is contrary to policies L/RES/PR/1 and L/OSNC/PR/6 of the Laxey and Lonan Area Plan Order 2005 and it is recommended that the planning application be refused on that basis.
It is considered 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:
It is considered 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:
Recommended Decision: Refused
Date of Recommendation: 30.07.2007
By reason of its size, its relationship to adjacent properties, the level of existing tree coverage and its overall contribution to the character of the surrounding area, it is concluded that the residential development of the application site would be unduly detrimental and therefore unacceptable. The proposed development is contrary to policies L/RES/PR/1 and L/OSNC/PR/6 of the Laxey and Lonnan Area Plan Order 2005.
Decision Made: _________________________ Committee Meeting Date: _________________________
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