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The application site an area of land to the east of Peel Road opposite Braddan Parish Church. The site has recently been part developed through works by the Department of Transport Highways Division in connection with a highways improvement scheme to include the creation of a mini roundabout at the junction of Peel Road and Saddle Road. These works have resulted in the creation of a vehicular access into the site.
The application site is zoned as Open Space in the adopted Plan for the area, this being the Barred Parish Plan Planning Circular 6/91.
Within the Draft Braddan Plan, the site was identified as Proposed residential, with the Modifications Document published in February 2003 stating “...The site is surrounded by mature trees which, if retained and reinforced could largely screen the site from the view of passing motorists. The site has been used in the past for reclamation and contributes little visually although the site does support wildlife in terms of the existence of the river and the surrounding trees. The Department would consider that the northern end of the site could be suitable for a limited development (around 4 dwellings), reflecting the extent of the existing residential building on the western side of the road if appropriate drainage and access could be formed for this site...and provided that the easternmost part of the site were retained as open space to preserve the value of the wildlife corridor.”
The Department has subsequently decided not to proceed with the revised Braddan Plan.
The following previous applications are considered relevant in the consideration of this application:
PA 04/00731/B - Highway improvement scheme including creation of a mini roundabout at Junction At Braddan Church Between Peel Road And Saddle Road, Braddan. Approved initially 30th June 2004.
PA 96/01174/A - Approval in principle for erection of two detached dormer bungalows, land adjacent to Ballafletcher Cottage, Peel Road, Braddan. Refused 12th December 1996. Refused at Appeal 18th September 1997.
Planning approval in principle is sought for the erection of three dwellings with associated roads and sewers. Access to the site is indicted as being from the recently created access in association with the Department of Transport Highways Division works to the adjacent junction. The dwellings are indicated to the north of the site, with a roadway leading to a turning head. The area of land to the south of the site would remain free from development.
Braddan Commissioners object to the proposal on the grounds that the area was not zoned for the erection of buildings and access to the proposed dwellings would be from the main Douglas to Peel road and on the inside of the TT course.
The Department of Transport Highways Division advise that they do not oppose the development. The Department of Agriculture, Fisheries and Forestry Wildlife and Conservation Division advise that as a large number of trees have been removed from the site in recent years, they consider it to be important that as many trees as possible are retained on the site. In addition, the Department of Agriculture, Fisheries and Forestry Inland Fisheries have commented on the application in relation to the proximity of the site to the adjacent watercourse. They advise that a minimum distance of 8m should be retained between the watercourse and any development in order to minimise damage and disturbance to the river banks and beds.
The Society for the Preservation of the Manx Countryside and Environment object to the proposal and the occupiers of Rowan Garth express concern as to the level of detail submitted with the application. A resident of Port Soderick objects to the proposal.
The application proposes in principle, the construction of three dwellings on the north of the application site. Whilst the site is designated as Open Space on the adopted Local Plan for the area, access into the site has recently been created by works in association with PA 04/00731 and as stated inter alia in the now abandoned Draft Braddan Plan, "The site has been used in the past for reclamation and contributes little visually although the site does support wildlife in terms of the existence of the river and the surrounding trees." This view being taken prior to the recently completed works to the adjacent highway. As such, the site is not now considered to make a positive contribution to the visual amenity of the area, such as to warrant the continued protection as Open Space.
The site does however accommodate a number of mature trees, particularly on the north western boundary of the site adjacent to the road, which are indicated as being retained within the proposal.
Objections to the development relate to the zoning, access and lack of information in respect of design so as to consider the impact of adjacent residential properties.
With regard to the zoning, as previously stated whilst the site is currently zoned as Open Space, recent development on and adjacent to the site warrants a re-consideration of the use of the site, particularly given the access into the site. With regard to access, the Department of Transport Highways Division do not oppose the development and a suitable condition may be attached to any approval restricting the development until such time as the mini roundabout adjacent to the site has been constructed.
In relation to the design and impact on adjacent occupiers, the properties across the river are some 65m from the site boundary, with Ballafletcher to the north of the site being some 60m from the site boundary. The application is in principle only, however, it is considered that suitably designed dwellings may be accommodated on the site without adverse impact on the residential amenity of adjacent occupiers.
With regard to the tree coverage, impact on wildlife within the area and impact on the river bed and bank, the applicant has advised that they have discussed the proposal with the Department of Agriculture, Fisheries and Forestry and Department of Transport to ensure that a tree belt is retained along the road frontage and would accept any conditions in relation to this element and/or the works in relation to the river area.
The application is considered to be finely balanced. At the time of the previous decision in 1997, the Inspector in his conclusions stated "...it is the size and its contribution to the local scene that is most striking. It seemed to me that the trees and open space of the appeal site do add a significant and highly valued dimension to the local scene and that this contribution is that which the policies of the Local Plan intend to protect." However, although the site is currently zoned as Open Space it is
considered that it has changed in nature since that time, due to works partly within and adjacent to the site being carried out with additional works proposed. In addition, the site was identified as being suitable for residential development in the Draft Braddan Plan and whilst this plan has been abandoned, the reasoning behind the suggested zoning is considered to be a consideration in the determination of this current application.
The contribution that the site makes to the open character of the area may be retained due to the proposed location of dwellings, allowing the area adjacent to Braddan Bridge to remain free from development, with development taking place toward the developed area to the west of the site across Peel Road.
The submitted plan indicates the siting of three dwellings which would allow for the retention of trees, development clear of the river bank and the retention of open space to the southern end of the site and as such is considered on balance, to be acceptable.
It is recommended that the application be approved.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:
Accordingly the following parties are not granted Interested Party Status:
Recommended Decision: Permitted
Date of Recommendation: 20.06.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1.
This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
C 2. This approval relates to the drawing numbers 4105/1; 4105/3; location plan and supporting letter, submitted as part of this application.
C 3. No development may take place on the site until such time as the highway improvement works, to include the creation of a mini roundabout as approved under PA 04/00731, have been completed. Reason: In the interests of highway safety.
C 4. Any subsequent application seeking approval for Reserved Matters, must include details of all existing trees on the site and those to be retained, a full landscaping plan and details of works proposed to protect the adjacent main river.
Decision Made : ... Committee Meeting Date : ...
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