Whenever the tract to be subdivided is of such unusual size or shape or is surrounded by such development or unusual conditions that the strict application of the requirements of these Regulations would result in real difficulties, substantial hardship or injustice, such requirements may be varied or modified by the Planning Commission so that the subdivider may subdivide his property in a reasonable manner, provided that the public welfare and interest of the Municipality and the surrounding area are thoroughly protected and the general intent and spirit of these Regulations are enforced.