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The application site comprises a parcel of land that is located close to the MER crossing on the A15 in the Port Lewaigue area of Maughold. The application site, which is bounded to north by an existing property known as Traieheen, measures approximately 0.80 of a hectare (1.98 acres) in area, generally slopes downwards towards the seaward side and currently contains a mix of scrub, hedging and trees.
The proposed development comprises the erection of a dwelling on the application site with new vehicular access onto the adjacent highway.
The application site has not been the subject of any previous planning applications.
Maughold Parish Commissioners express an interest in the planning application and suggest that the visual impact of the proposal should be carefully assessed.
The Department of Transport Highways Division do not oppose the planning application.
The owner and/or occupant of Glebe Cottage, which is significant distance from the application site, express an interest in the planning application.
The owner and/or occupant of Seacliffe, which is located in Braddan, express an interest in the planning application.
In terms of land use planning, the application site is located within a wider area of land that is designated as proposed area of low density housing in parkland under the 1982 Development Plan Order.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application:
"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:
Housing Policy 6: "Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, in the absence of a brief, in accordance with the criteria in paragraph 6.2 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive."
Planning Circular 8/89 sets out the Department's policy in respect of low density housing in parkland. A copy of this circular has been placed on the file for the current planning application.
The planning application seeks approval for the erection of a dwelling on the application site with new vehicular access onto the adjacent highway. The application site was visited prior to the submission of the planning application. Issues relating to site levels and access visibility have been discussed with the applicant's agent, which lead to the submission of additional and amended drawings.
In terms of the principle of development, the application site is designated for residential development as low density housing in parkland. It therefore follows that the principle of residential development accords with the land use designation under the 1982 Development Plan Order and General Policy 2 of the Isle of Man Strategic Plan 2007. Accordingly, the principle of residential development is considered to be acceptable.
In terms of the specific impacts of the proposed development it is relevant to have regard to the provisions of Planning Circular 8/89. Paragraph 4 of the circular sets out the criteria for development in areas designated as low density housing in parkland and states that a) buildings must be substantial, and designed and finished to the highest quality; and that b) each dwelling must be sited, in at least 1 acre ( 0.4 ha ) of its own grounds, such as to sit comfortably and naturally in a landscaped setting which acknowledges existing ground contours and existing trees.
The size of the proposed dwelling is relatively substantial and sits comfortably within the application site. At the same time due to the topography of the site and the existing hedges/trees along the boundary any public views of the proposed dwelling should be suitably limited. In terms of design the proposed dwelling is considered
acceptable, with much depending on the quality of the material finishes. The proposed dwelling sits within an application site of almost 2 acres and therefore accords with the second criteria of Planning Circular 8/89. It is recommended that the planning application be approved subject to a condition requiring the submission and agreement of a slate sample before the commencement of development.
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; and The Department of Transport Highways Division. 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 owner and/or occupant of Glebe Cottage; and The owner and/or occupant of Seacliffe.
Recommended Decision: Permitted Date of Recommendation: 08.01.2009
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 2. This approval relates to drawing no.s 01,04 rev. 2, 05, 06 and 08 rev. 1 date stamped the 22nd August 2008 and drawing no. 07 rev. 4 date stamped the 19th November 2008.
C 3. The roof must be finished in natural slate or a high quality imitation slate which must be approved by the Planning Authority prior to the commencement of development.
C 4. Prior to the occupation of the dwelling the vehicular access arrangements from the application site onto the adjacent highway must be set out, and thereafter maintained, in accordance with drawing no. 07 rev. 4 date stamped the 19th November 2008.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : Signed : Senior Planning Officer
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