16 August 2010 · Planning Committee
Carmodil West, Glen Road, Ballaugh, Isle Of Man, IM7 5jd
The proposal involves replacing an existing single-storey workshop (15m x 6m) with a new single-storey detached dwelling measuring 14.9m wide, 7.4m deep and 5.5m ridge height, featuring smooth plain render walls and dark natural slate roof.
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As a reserved matters application following valid approval in principle (07/00958/A), the principle of replacing the workshop with a dwelling was not reconsidered; focus was on siting, design, appeara…
General Policy 3
Permits development outside zoned areas on previously developed land where continued use is redundant, redevelopment reduces landscape impact, and results in environmental improvements. Site qualifies as replacement on previously developed land with workshop redundant; dwelling improves over polluting workshop.
Environment Policy 2
Protects high landscape value areas unless development does not harm character. Proposal's traditional design and scale acceptable in mixed locality; tree loss minimal with replacements, no substantial harm.
Environment Policy 7
Prohibits harm to watercourses; no development normally within 8m. Dwelling at 4.5m matches existing workshop; long-term preferable as workshop handled pollutants unprotected; construction risks mitigated by method statement and accepted Flood Risk Assessment.
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Approved plans
This approval relates to the reserved matters application for the erection of a detached dwelling as replacement to an existing workshop as proposed in the submitted documents and drawings 070332 / 1,070332 / 2 and 070332 / 3 all received on 27th January 2010.
Riverbank protection method statement
Prior to the commencement of any works, there must be submitted to and approved by the Planning Authority a construction method statement; this should address in particular the safeguarding of the riverbank and river and should be in consultation with the Isle of Man Water & Sewerage Authority.
Tree protection method statement
Prior to the commencement of any works, there must be submitted to and approved by the Planning Authority a construction method statement; this should address in particular the safeguarding of the trees within the site and should be in consultation with the Forestry Division.
Landscaping scheme
No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Planning Authority and these works shall be carried out as approved. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of any of the proposed dwellings hereby permitted. Details of the soft landscaping works include the planting of additional trees to replace the group of trees along the eastern boundary of the site. All planting shall be carried out in accordance the approved details in the first planting and seeding seasons following that first occupation. Any trees or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation.
Visibility splays
In the interest of Highway Safety a minimum visibility splays of 2 metres by 18 metres shall be provided. Any hedge or boundary feature within this splay must be no higher than 1.05 metres in height.
no objections thereto
No objection
Multiple consultees responded to planning application 10/00090/REM, with Highways Division objecting due to inadequate visibility splays, while Forestry Division, Water & Sewerage Authority (Drainage Division), and Ballaugh Parish Commissioners raised no objections subject to specified conditions.
Key concern: visibility splays inadequate - required 36 metres along kerb line in 30mph zone
Forestry Division Trees
Conditional No ObjectionI agree all 5 trees should be removed as they are nothing special; the removal of the trees would not be a significant loss within the glen
Conditions requested: A condition to replant with appropriate small tree species such as Mountain ash, Birch; Protection of the other trees around the site
Isle of Man Water and Sewerage Authority
Conditional No ObjectionNo Objection subject to the following conditions; The Division has received a Flood Risk Assessment for the above property which demonstrates that the property has an acceptable Flood Risk
Conditions requested: written consent is required from the Isle of Man Water & Sewerage Authority for any work carried out on any watercourses
Highways Division
ObjectionObjection
Ballaugh Parish Commissioners
No Objectionhave no objections thereto
