22 April 2015 · Planning Committee
Land At Fo Glion, Bayr Glion Rushen, Main Road, Glen Maye, Isle Of Man, IM5 3bh
The proposal seeks approval in principle for a new detached dwelling on a flat, managed grassed site of 0.3ha between the A27 highway and Glen Rushen Road, near the Glen Rushen river. An illustrative footprint shows a two-storey dwelling with shallow roof pitch using natural materials like slate, stone, render and timb…
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The officer noted the site is not designated for development on the 1982 Plan and lies in an area of High Landscape Value, triggering Environment Policies 1 and 2 with a presumption against developmen…
Environment Policy 1
Protects countryside outside settlements or designated areas from development unless overriding national need and no alternative. Officer assessed site as within 1982 High Landscape Value but more like infill/rounding off per appeal precedents, with changes on ground outweighing strict plan boundaries.
Environment Policy 2
Prioritises landscape character protection in AHLV areas unless no harm or essential location. Site capable of accommodating dwelling without harming character, consistent with nearby approvals treating it as domestic extension not open countryside.
General Policy 3
Permits development outside zoned areas only for specific exceptions like essential agriculture or replacements. No direct exception applied but approved via material considerations like precedents and infill nature, not strictly zoned.
Environment Policy 10
Requires flood risk assessment where potential risk. Applicant info showed no flooding history, site elevated; MUA Drainage confirmed no risk, higher/further from river than approved adjacent site.
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 approval required
Approval of the details of siting, design, external appearance of the building[s], internal layout, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced.
Access and visibility improvements
Prior to the commencement of any other works on site, improvements to the visibility and access from the private lane onto the A27 which provide visibility to the south east of 70m and to the north west of 57m both as measured 2.4m from a point 0.5m into the carriageway and that access widened to 4.1 for a length of 6m back into the private lane must all be undertaken and available for use.
Tree protection details
The application for reserved matters must include details of tree protection indicating how all trees are to be retained during the construction works. Generally this should involve the erection of protective fencing beneath the dripline of the canopies and no work undertaken nor items or vehicles stored within these areas. Where work is proposed within the protected areas, the method of work must be detailed to demonstrate that the work will not damage the root systems of any of the trees.
No concern that the site will be at risk of flooding
No objection, nothing must be planted or erected within visibility splay higher than 1.05m
