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TCP/13571/C
P/01699/01 Parish/Name: Shanklin Registration
Date: 15/10/2001 -
Outline Planning Permission Officer:
Mr. J. Mackenzie
Tel: (01983) 823567 Outline
for 5 detached houses access
between 2b and 4 and land rear of 6 to 10, Landguard Manor Road, Shanklin,
PO37 |
Representations
Highway Engineer recommends conditions if approved in
respect of submission of full engineering details, including structural
calculations of the width, alignment, construction, gradient and drainage of
the access driveway; that the access is constructed before any dwelling is
occupied; provision of a turning space and provision of a pedestrian access to
the public bridleway. Highway Engineer
points out there may be a need to extend waiting restrictions on the east side
of Landguard Manor Road even as a temporary measure during the construction
works and requesting that the developer is made responsible for costs of any
traffic regulation orders.
Rights of Way Officer raises no objection but points
out that the development abuts a public bridleway and that any effects on the
right of way should be satisfactorily addressed.
Fire Officer considers proposal satisfactory.
Shanklin Town Council object to the proposal on
grounds of inadequate access and raised concerns about traffic safety.
Council's Tree and Landscape Officer points out that
there are a number of preserved trees on the site; that the originally
submitted scheme would have resulted in the destruction of several of those
trees and prejudice to others.
Observations in respect of the revised scheme have been received
confirming the development could be carried out with adverse effect on the
preserved trees.
Twenty nine letters of objection of which twenty three
are standard letter but signed by individuals on grounds of highway dangers and
dangerous access; access too close to a bend; too narrow an access for vehicles
to pass; a history of accidents in the vicinity; loss of on street parking;
loss of habitats; erection of large houses which would not be affordable for
local people; backland development, overdevelopment and a cramped form of
development.
Evaluation
An irregular shaped site located on the west side of
Landguard Manor Road opposite its junction with Green Lane. The site has an area of approximately 0.48
of a hectare, is irregular in shape with a narrow access track leading between
number 2B and 4 Landguard Manor Road, currently part of the garden area to
number 4. The access falls steeply away
from Landguard Manor Road and then rises slightly to the bulk of the site which
is bounded by part of the rear gardens of number 12 Landguard Manor Road on its
north and west sides.
The south western boundary of the site abuts the
bridleway which leads from Landguard Manor Road to Ninham Farm and Scotchells
Brook. The land contains some
substantial, mature trees of several species mostly close to the
boundaries. The site has been
assimilated by including the rear gardens of several properties therefore,
boundaries between some are unmarked but extensive details submitted with the
application show the formation of the access road running along the southern
side of number 4 Landguard Manor Road, turning in a north westerly direction
towards the centre of the bulk of the site and incorporating a turning head
with the five, detached properties arranged around it.
The length of the access road is shown as
approximately 100 metres and a section through it shows it dropping a maximum
of 5.1 metres at a point close to the turning head, although the level of the
turning head would be almost at existing ground level, about one metre above
the lowest level of the road. Due to
the extreme levels the road would be formed by the construction of a raised structure,
incorporating a passing place midway in its length.
Determining factors are considered to be policy and
principle, matters relating to road safety, affect on adjoining properties and
affect on preserved trees.
This site of almost 0.5 of a hectare is within the
designated development envelope and surrounded on three sides by residentially
used land. In the spirit of the
utilisation of using under used land for new development, especially where it
is within the designated development envelope, this proposal accords with
policy and is supported. Whilst this is
a low density development, the access road would not be appropriate to serve a
greater number of dwellings.
The access to the site is via a narrow tract of land
and the technical specification regarding width, drainage, gradient, radii and
visibility appear from the Highway Engineer's advice to be acceptable.
The site is one which could be described as being a
backland location but due to the numbers of dwellings involved and their
distance from adjoining properties, I do not consider that such a proposal
could be refused on the basis of unacceptable backland and I do not consider
such a development would have an adverse effect on the amenities of the
adjoining properties. The closest
distance to any adjoining residential property is 35 metres from building to
building although distances to adjoining properties boundaries are
significantly less, in the order of 4 metres.
The distances involved are so great that I do not consider the development
could be described as being cramped although it is acknowledged that the
dwellings would be fairly close to each other in an intimate cul-de-sac.
The distance from preserved trees now has changed in
the revised plans to a minimum distance of almost 10 metres from dwellings but
the distance from the roadway to preserved trees is down to about 7 metres as a
minimum.
Following the latest revision to the layout of the
road, the Council's Tree and Landscape Officer has reinspected the site
especially with regard to the preserved trees and has concluded that so long as
the levels remain as shown and that the access can be formed above ground level
without too much compaction, then it is possible that the driveway will not
damage the trees significantly. During
construction works the preserved trees should be fenced to prevent damage and
accordingly recommends approval subject to conditions in respect of a
comprehensive landscaping scheme and the provision of protective fencing during
building operations.
In summary a provision of the raised access road to
serve the five dwellings at the rear has raised difficulties which, by
negotiation appear to have been overcome, namely difficulties with access and
effect on preserved trees. Subject to
appropriate conditions approval is now recommended.
Reason for Recommendation
Having given due regard and appropriate weight to the
material considerations as described in the Evaluation section above, the use
of this backland site, assembled from several parcels will utilise presently
underused land situated in a residential area, within the development envelope
for a limited number of dwellings served by an access road between existing
residences. Bearing in mind the scale
of the development it is felt that the resultant properties will not be
detrimental to the existing residences they adjoin and will not prejudice the
future of the preserved trees on site and is therefore consistent with policies
D1 and D2 of the Isle of Wight Unitary Development Plan.
Recommendation -
Approval
Conditions/Reasons:
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Time limit - outline -
A01 |
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Time limit - reserved -
A02 |
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Approval of reserved matters -
A03 |
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Before the
development hereby permitted is commenced, full engineering details
(including structural calculations where appropriate) of the width,
alignment, construction, gradient and drainage of the access driveway,
together with any associated retaining walls, and/or embankments, shall be
submitted to and approved by the Local Planning Authority. Reason: To
ensure adequate access to the proposed development. |
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The maximum
gradient of the access road shall not be steeper than 1:8. Reason: To
ensure adequate access to the proposed development. |
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No dwelling shall
be occupied until the access road has been constructed in accordance with the
approved plans. Reason: To ensure adequate access to the proposed
development. |
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The development
shall not be brought into use until a turning space is provided within the
site to enable refuse and delivery vehicles to enter and leave the site in forward
gear in accordance with details to be agreed in writing by the Local Planning
Authority. This space shall
thereafter always be kept available for such use. Reason: In the
interests of highway safety and to comply with Policy TR7 (Highway Considerations)
of the IW Unitary Development Plan. |
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Before the
dwellings are occupied, direct pedestrian access to the development shall be
provided from public bridleway SS18 and such access shall be retained
thereafter. Reason: To
ensure adequate access to the proposed development. |
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No trees on the
site at the date of this permission shall be felled, lopped, topped or
otherwise be damaged or destroyed without the prior written consent of the
Local Planning Authority. Reason: To
ensure adequate access to the proposed development. |
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No development
including site clearance shall commence on the site until all trees and
shrubs not previously agreed with the Local Planning Authority for removal,
shall have been protected by fencing or other agreed barrier. Any fencing shall conform to the following
specification: (1.2m minimum height chestnut paling to BS 1722 Part 4
standard, securely mounted on 1.2m minimum above ground height timber posts
driven firmly into the ground/or 2.4m minimum height heavy duty hoardings
securely mounted on scaffold poles, or other method of agreed protection
which forms an effective barrier to disturbance to the retained tree). Such fencing or barrier shall be
maintained throughout the course of the works on the site, during which period
the following restrictions shall apply: (a) No placement or
storage of material; (b) No placement or
storage of fuels or chemicals. (c) No placement or
storage of excavated soil. (d) No lighting of
bonfires. (e) No physical
damage to bark or branches. (f) No changes to
natural ground drainage in the area. (g) No changes in
ground levels. (h) No digging of
trenches for services, drains or sewers. (i) Any trenches
required in close proximity shall be hand dug ensuring all major roots are
left undamaged. Reason: To
ensure that trees, shrubs and other natural features to be retained are
adequately protected from damaged to health and stability throughout the
construction period in the interests of amenity and to comply with Policy C12
(Development Affecting Trees and Woodland) of the IW Unitary Development
Plan. |
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In this condition
“retained tree” means an existing tree which is to be retained in accordance
with the approved plans and particulars; and paragraphs (a) and (b) below
shall have effect until the expiration of (1 year) from (the date of the
occupation of the building for its permitted use). (a)No retained tree
shall be cut down, uprooted or destroyed, nor shall any retained tree be
topped or lopped other than in accordance with the approved plans and
particulars, without the written approval of the Local Planning
Authority. Any topping or lopping
approved shall be carried out in accordance with British Standard 3998 (Tree
Work); (b)If any retained
tree is removed, uprooted or destroyed or dies, a replacement tree shall be
planted in the same place, or place to be agreed and that tree shall be of
such size and species, and shall be planted at such time, as may be specified
in writing by the Local Planning Authority. Reason: To
ensure the protection of the trees to be retained in the interests of the
amenities of the area and to comply with Policy C12 (Development Affecting
Trees and Woodland) of the IW Unitary Development Plan. |
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An appropriate
condition to ensure off site highway works are undertaken. |
Strategic Director
Corporate and Environment Service