25 April 2017 · Planning Committee
Land Adjacent To, The Anchorage, Main Road, Glen Maye, Isle Of Man, IM5 3bh
The proposal seeks approval in principle for a single dwelling on unzoned land currently used as garden adjacent to two existing houses, with reserved matters for design, appearance, and layout to follow.
Click a button above to find applications similar to this one.
See how this application compares to similar ones — policies, conditions, and outcomes side by side.
The principle of residential development was previously established under expired PA 14/01040/A, approved by the same Committee, and no material changes warranted a different outcome; the current appl…
Strategic Policy 2 - Priority for new development to identified towns and villages
Requires new development primarily in towns/villages, countryside only in exceptional cases. Officer assessed site as within Glen Maye village envelope despite unzoned, citing post-1982 changes and previous approval; single dwelling not undermining policy.
Strategic Policy 4
Development in villages like Glen Maye to maintain character and meet local needs. Site in smaller settlement with some services; proposal modest scale acceptable.
Spatial Policy 5
New development within defined settlements, countryside per GP3. Officer viewed site within effective boundary based on changes since 1982 Plan.
General Policy 3
Restricts countryside development to exceptions. Proposal outside zoning but justified by previous approval and infill nature.
Environment Policy 1
Protects countryside/ecology unless overriding need. Modest dwelling not harming character given screening and low visibility.
Environment Policy 2
Protects AHLV unless no harm. Site set down, screened by trees; tree retention ensures no landscape harm.
Environment Policy 7
Protects watercourses, no development within 8m. Plans show compliance; no objection from Fisheries previously.
Environment Policy 10
Requires flood risk assessment where risk potential. FRA submitted; mitigable via condition.
Environment Policy 13
No unacceptable flood risk. Condition ensures demonstration in reserved matters.
Housing Policy 4
New housing primarily in settlements, countryside exceptionally. Similar to SP2; accepted as infill.
Time limit
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.
Reserved matters application time limit
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.
Reserved matters details
Details of the siting, design, external appearance, internal layout and landscaping (hereinafter called "the reserved matters") shall be submitted to and approved in writing by the Planning Authority before any development is commenced and thereafter the development shall only be carried out in accordance with the details as approved.
Flood risk demonstration
The application for the reserved matters must demonstrate that the dwelling hereby approved will not be at unacceptable risk of flooding. It is recommended that the approved floor level of the dwelling is 600mm above the peak projected flood level.
Access and visibility splay construction
Prior to any development commencing on the site, the proposed access and visibility splay as shown on approved Drawings 007 and 008 (date-stamped as having been received 14th November 2017) shall be constructed and the visibility splays shall remain unobstructed at a height of 1.05m thereafter.
Vehicle manoeuvring
Any application for reserved matters shall include provision for vehicles to enter and leave the site in forward gear.
Tree retention
For the avoidance of doubt, all trees shown as being retained on approved Drawings 005 and 009, both date-stamped as having been received 14th November 2016, shall be retained unless otherwise agreed in advance with the Department.
Tree protection measures
In relation to every existing tree identified as being retained, the plans and particulars submitted as part of any forthcoming Reserved Matters application and in accordance with Condition 7 shall include details of all appropriate tree protection measures required before and during the course of development in accordance with paragraph 5.5 and 6.2 of BS5837:2012.
No objection subject to conditions on access construction, visibility splays, and forward gear manoeuvring.
Retained trees can be protected; recommends condition for tree protection plan per BS5837:2012.
Notes Japanese knotweed; recommends condition linking development to its destruction.
No objection after clarifications on pluvial flood management.
No objection.
Multiple consultees including Highways, Manx Utilities, DEFA Fisheries, DEFA Forestry, and Patrick Parish Commissioners provided responses, generally with no objection subject to conditions related to highway safety, flood risk management, tree protection, Japanese Knotweed removal, and river works.
Key concern: surface water flooding risk requiring management statement
Department of Infrastructure Highways Division
Conditional No ObjectionHighway Services does not oppose this application subject to the following conditions
Conditions requested: Prior to any construction the access shown on Horncastle Thomas drawings no 007 and 008 shall be constructed and the visibility splays shall remain unobstructed at a height of 1.05m thereafter.; Any application for reserved matters shall include provision for vehicles to enter and leave the site in forward gear.
Manx Utilities
No ObjectionI'm pleased to advise this satisfies our requirements from a Flood Risk perspective. We therefore have no objection to this proposal in principle.
Conditions requested: brief statement covering what would happen in the event of flooding (pluvial not fluvial), including that the applicant understands that the property is located within the surface water flooding area and what they would do to manage this; precautionary measures being taking to limit damage within the property in the event of a flooding incident. Care should be taken to ensure that surface water is not diverted to any neighbouring properties.
DEFA Fisheries
Conditional No ObjectionFisheries, DEFA has no objection to this proposal providing the following conditions are met
Conditions requested: Works affecting the river bank or channel are conducted according to a written method statement, agreed in advance with the Inland Fisheries Section of the Fisheries Directorate.
DEFA Arboricultural Officer
Conditional No ObjectionI have no objection to the tree removal proposed as part of this application.
Conditions requested: In relation to every existing tree identified as being retained, the plans and particulars submitted in accordance with condition [X] shall include details of all appropriate tree protection measures required before and during the course of development in accordance with paragraph 5.5 and 6.2 of BS5837:2012.
DEFA Senior Biodiversity Officer
Conditional No ObjectionI recommend that there be a condition linking any development to the destruction or removal of this species.
Conditions requested: condition linking any development to the destruction or removal of this species
Patrick Parish Commissioners
No Objectionno objection would be made
