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The application site comprises the curtilage of, and land adjacent to, a detached dwelling known as Glen Shone that is located in the Glen Mona area of Maughold.
The proposed development comprises of the excavation of part of the application site to form level area and the temporary parking of a caravan.
There has been one previous planning application that is considered specifically material to the assessment of this current planning application. Planning application 07/00657/B sought approval of the alteration and extension of Glen Shone. This previous planning application was considered and approved on the 30th July 2007, with the approval decision notice issued on the 1st August 2007. A subsequent appeal against the approval was dismissed by the Minister, in accordance with the recommendation of the appointed Planning Inspector, with the appeal approval decision issued on the 20th November 2007.
The application site is the subject of concurrent planning application 08/01095/B, which seeks approval for alteration and extension of Glen Shone, as amendments to previous planning application 07/00657/B. At the time of writing this planning application is currently under assessment and has not yet been determined.
Maughold Parish Commissioners object to the planning application. The grounds for their objection can be summarised as concern that much of the planning application is made retrospectively and that the level of detail contained within the planning application is insufficient. They question the type of hardstanding that is to be installed and how long the caravan is intended to remain on the site. They highlight that part of the adjacent field has been reported as having high levels of acidity and phosphate.
The Department of Transport Highways Division do not oppose the planning application. The Department of Transport Drainage Division do not oppose the planning application. The Manx Electricity Authority expresses an interest in the planning application.
The owner and/or occupant of Fuchsia Cottage, which neighbours the application site, express an interest in the planning application. They question how long the caravan is intended to remain on site, how the caravan will be brought to the site and how foul water from the caravan will be dealt with. They also highlight access arrangements to the application site.
The owners and/or occupants of Glen Mona Cottage, who own land adjoining the application site, object to the planning application. The grounds for their objection can be summarised as concern regarding the effect of the alterations around the dwelling on drainage arrangements and in particular the extent of hardstanding proposed and overall surface water runoff. They are concerned about the effect of the proposed development on their land specifically in terms of pollution.
The owner and/or occupant of The Fording, which neighbours the application site, express an interest in the planning application. They question how long the caravan is intended to remain on site and query the impact of construction traffic.
The owner and/or occupant of Seacliffe, which is located in Braddan, express an interest in the planning application.
Under the 1982 Development Plan the application site is not designated for any site specific purpose and is therefore 'white land'. It is located within a wider area of land that is designated as high landscape or coastal value and scenic significance.
In terms of strategic plan policy, although the Isle of Man Strategic Plan contains policies identifying general planning considerations that are applicable to the assessment of a planning application it is considered that there are no specific policies within the plan that are material to the assessment of this current planning application.
The planning application seeks approval for the excavation and creation of hardstanding on part of the application site to form a level area adjacent to the dwelling and the temporary parking of a caravan on land in a field adjoining the residential property. The basic purpose of the proposed hardstanding is to create a turning facility to allow vehicles to leave the site in a forward gear, which is currently difficult. It is understood that the caravan is intended to be used as accommodation during the construction works to the dwelling through extant planning approval 07/00657/B or, subject to the granting of planning approval, the development proposed by planning application 08/01095/B. The planning application is made in part retrospectively as some of the excavation work has already been carried out. The extent of the works has been viewed on site and it was observed that a garage, of a size permissible under permitted development rights, has been erected on part of the application site.
The development proposed by the planning application basically consists of two elements: a) the excavation of the land and creation of hardstanding; and b) the siting of the caravan. The submitted planning application is considered to be sufficient to understand and assess what is proposed.
In terms of a) the reasoning for the hardstanding and resultant turning facility is relatively obvious from a site visit as exiting the site in a vehicle is currently difficult. Visually, the impact of the excavation and hardstanding is acceptable as the scale of the development is related to the overall residential use and views of the site are limited. The planning application proposes to handle surface water through existing means of disposal, with the overall surface area not significantly different from that of the existing situation. Given the professional advice from the Department of Transport Drainage Division, observations from site visit and general extent of the excavation and hardstanding it is concluded that the impact on surface water drainage will not be sufficient enough to warrant refusal of the planning application.
In terms of b) the siting of the caravan is intended to the cover the construction period for works to the dwelling through extant planning approval 07/00657/B or, subject to the granting of planning approval, the development proposed by planning application 08/01095/B. Based on a site visit it is concluded that the proposed site for the caravan would not be readily visible from public viewpoints and that its siting would not affect private residential amenity. The applicants have indicated that they envisage the caravan being required for three to four years. The chosen site is outside of the residential curtilage but given the constraints of that curtilage the choice of site is understandable, as is the desire for a caravan during the construction period. There are a number of sites elsewhere within the Island, and indeed Maughold, where temporary accommodation has been permitted.
It is recommended that the planning application be approved subject to the siting of the caravan being permitted for three years.
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:
Maughold Parish Commissioners; The Department of Transport Highways Division; The Department of Transport Drainage Division; The owner and/or occupant of Fuchsia Cottage; The owners and/or occupants of Glen Mona Cottage; and The owner and/or occupant of The Fording.
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:
The Manx Electricity Authority; and The owner and/or occupant of Seacliffe.
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
| Recommendation | |
|---|---|
| Recommended Decision: | Permitted |
| Date of Recommendation: | 26.08.2008 |
C 2. This approval relates to drawing no.s G/24/1, G/24/2 and G/24/3 date stamped the 25th March 2008.
C 3. Unless permitted by a subsequent planning approval the siting of the caravan is limited to three years from the date of this notice. After that time the caravan must be removed from the site and land returned to the field.
Decision Made: APPROVED Committee Meeting Date: 4/9/08
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