28 October 2014 · Planning Committee
Land Adjacent To, The Anchorage, Main Road, Glen Maye, Isle Of Man, IM5 3bh
The proposal seeks approval in principle for erecting a dwelling and garage with access alterations on a site currently used as garden land associated with Herondale, bordered by the Glen Maye River. The site is in an Area of High Landscape or Coastal Value but within the developed envelope of Glen Maye village.
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The officer noted the site is outside the 1982 Development Plan zoning but argued it falls within Glen Maye's extended settlement boundary due to 'changes on the ground since 1982' including approved …
Strategic Policy 2 - Priority for new development to identified towns and villages
Requires new development primarily within existing towns and villages, with countryside development only in exceptional circumstances. Officer found site within Glen Maye village envelope despite not being zoned, due to post-1982 changes extending the settlement.
Strategic Policy 4
In remaining villages like Glen Maye, development should maintain settlement character and meet local housing needs. Site accepted as part of village with appropriate scale.
Spatial Policy 5
New development within defined settlements, countryside only per General Policy 3. Officer interpreted site as within extended settlement boundary.
General Policy 3
Prohibits development outside zoned areas except specific exceptions. Site outside zoning but justified as within village envelope without countryside intrusion.
Environment Policy 1
Protects countryside unless overriding need. Modest dwelling enveloped by development avoids adverse countryside impact.
Environment Policy 2
Protects AHLV landscape character unless no harm. Site not overly visible; modest scale avoids harm.
Environment Policy 7
Protects watercourses; no development within 8m normally. Fisheries no objection; form submitted but detailed liaison required later.
Environment Policy 10
Requires flood risk assessment where potential risk. FRA submitted recommending elevated floors; topography reduces river flood risk.
Environment Policy 13
No unacceptable flood risk. Mitigated by condition requiring FRA demonstration in reserved matters.
Housing Policy 4
New housing primarily in towns/villages or exceptional countryside cases. Site treated as village infill, not requiring exceptions.
Time limit for commencement
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 deadline
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.
Access alterations
The approved access alterations as shown on drawing 006 date stamped 3rd September 2014 shall be implemented prior to the commencement of any other works.
Tree protection plan
Any application for reserved matters shall include a tree protection plan. This approval is on the basis that only the existing hedging and leylandii identified on drawing 008 date stamped 30th September 2014 are to be removed.
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 floor level.
Do not oppose but recommend that the applicant contact them prior to works commence
No objection to the proposal provided that there is no adverse impact on the watercourse
Recommend that the applicant contact the Authority to discuss electricity supply for the property
Multiple consultees responded to planning application 14/01040/A with most raising no objection subject to conditions related to flood risk, utilities, fisheries, biodiversity, highways, and access; Patrick Parish Commissioners initially raised concerns about flooding and visibility splays but later made no further comment.
Key concern: site liable to flooding
Manx Utilities
Conditional No ObjectionSee Note 2; Contact the Manx Utilities, Planning Department (Tel. 687781), to discuss the electricity supply for this application.
Conditions requested: Contact the Manx Utilities, Planning Department (Tel. 687781), to discuss the electricity supply for this application; Contact our Network Operations Department, Manx Utilities (Tel. 687687) to discuss working practices around cables and overhead lines which may be required to be diverted before any work can be carried out on site; Contact the Manx Utilities for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site
Department of Infrastructure Highway Services
Conditional No ObjectionDo not oppose subject to the imposition of the following conditions
Conditions requested: The applicant shall contact the Network Operations Section of the Department of Infrastructure prior to carrying out any works within the highway, telephone 686665
Department of Infrastructure Highway Services
Conditional No ObjectionDo not oppose subject to the imposition of the following conditions
Conditions requested: Nothing must be planted, erected or allowed to remain within the splay that exceeds or may exceed one metre in height.; The applicant shall contact the Network Operations Section of the Department of Infrastructure prior to carrying out any works within the highway, including the installation of dropped kerbs. Telephone 686665
DEFA Fisheries
Conditional No ObjectionFisheries has no objection to the proposal providing there is no adverse impact on the watercourse
Conditions requested: liaison with Fisheries will be required should a full/detailed planning application be submitted; planning condition be attached to any planning approval under reserved matters stating that liaison with the Fisheries Directorate would be required prior to the submission of any full/detailed planning application
DEFA Senior Biodiversity Officer
Conditional No ObjectionJapanese Knotweed ... is a Wildlife Act Schedule 8 plant, which must not be caused to grow in the wild
Conditions requested: a condition of any approval be that a check is made for the plant and if still present, then a plan be submitted for dealing with it, within any application in detail that may follow
Patrick Parish Commissioners
ObjectionThe Commissioners have concerns nevertheless that the site chosen is liable to flooding.; The Commissioners have concerns about the proposed access from the Main Road.
Patrick Parish Commissioners
No Commentno comment or no further comment
