THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE MOST RECENT APPLICATION WHICH WAS REFUSED WAS CONSIDERED BY THE COMMITTEE
The Site
The site is a parcel of land on the western side of the Glen Auldyn Road, approximately 1.1km to the south of its junction with the A3 Lezayre Road. The site sits between two existing properties - Winston which lies to the south and is owned by the applicant, and Glas Choille to the north. Glas Choille is a detached, modern bungalow with stonework walling on some elevations, render on others and a grey hipped roof. Winston is a two storey property. The plot has a frontage to Glen Auldyn Road of around 40m and a depth of between 42m and 50m. The site is the garden area for Winston and has a polytunnel within it and a large shed at the rear. The site is bounded by the Glen Auldyn River to the west. The site is relatively flat.
The Proposal
Proposed is the erection of two dwellings on the site: the dwellings will be different in height and massing but share common characteristics - both will have slated roofs, rendered walling with timber features, louvres and doors and grey framed windows. One of the properties, that on the northern half of the site is single storey with a traditional gable end chimney and the other is a two storey properties with similar chimney but timber panelling on the upper level. There are no windows on the northern elevation of the northern property and a single en-suite bathroom window on the southern elevation of the southern property.
Both properties will be served by a single access from the public highway and both will have a double integral garage and gravel driveway which will accommodate a further three vehicles. The dwellings will be over 16m from the stream to the west. The creation of the access will necessitate the relocation or removal and replacement of four trees to the south of the entrance in order to provide adequate splays.
Planning Status And Policy
The site lies within an area of Predominantly Residential Use on the Town and Country Planning (Development Plan) Order 1982.
As such, the provisions of General Policy 2 are applicable in this case as follows:
Application No.:
11/01598/B
Applicant:
Mrs Delia Lynne Jackson
Proposal:
Erection of two detached dwellings
Site Address:
Land Between Glas Choille And Winston Glen Auldyn Ramsey Isle Of Man
"Development which is in accordance with the land use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them;
c) does not affect adversely the character of the surrounding landscape or townscape; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) does not affect adversely the amenity of local residents or the character of the locality;
h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space and
i) does not have an adverse effect on road safety or traffic flows on the local highways".
Planning History
The most recent application for this site is PA 10/1016 which proposed two identical properties on the site. This was refused for the reason that: "The proposed dwellings, by reason of their design, uniformity and positioning within the site, would result in a scheme that would be out of character with the unique and semi-rural nature of Glen Auldyn".
Representations
DEFA Fisheries Division express concern on the basis that the development will be close to the river and cite EP 7 which requires that development is at least 8m from the watercourse.
The Isle of Man Water and Sewerage Authority indicate that they do not object to the application subject to conditions and notes in compliance with the Sewerage Act 1999, which is not a material planning consideration.
Highways and Traffic Division indicate that they do not oppose the application.
Lezayre Parish Commissioners indicate that they do not oppose the application, subject to the site being designated for development.
The Manx Electricity Authority seek consultation regarding the provision of electricity supplies to the site. This is not a material planning consideration.
There are objections to the application from the owners of Glas Choille (alongside) and Grianane (opposite) on the basis that it is too great a density of development for the site and that the development will be out of keeping with the area and from the owner of Drumala which lies to the north of the site, on the basis of increased danger to road safety through additional dwellings being built and the number of children who live in the area.
Assessment
The proposal attempts to overcome the previous reasons for refusal insofar as the dwellings are not the same as each other and each has slated roofs, timber boarding and rendered walling, all combined in unique designs which are complimentary to the rural environment in which they will sit. The dwellings have been designed not to overlook the neighbouring dwellings and will not adversely affect the amenities of those in either Glas Choille or Winston.
The roadside boundary is presently significant amounts of ivy with some sycamores. The tidying up of this boundary through the removal of the ivy alone would remove the solid green boundary treatment, revealing a few trees. This will be interrupted by the introduction of a new, safe access with adequate visibility splays which will open up the entrance and the present very natural frontage will be managed. However, this is not out of keeping with the area in general and other accesses in
the vicinity and in time will soften with the establishment of the shrubs and trees. The dwellings are interesting and have been designed to complement the area and it is considered that the proposal now overcomes the previous reason for refusal. It is not accepted that the development is over-intensive or out of keeping.
Party Status
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
Glas Choille and Grianane are opposite or adjacent to the site and these parties should be afforded party status.
Department of Environment, Food and Agriculture Fisheries raise material planning considerations and is a statutory authority and as such should be afforded party status
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
The Isle of Man Water and Sewerage Authority and The Manx Electricity Authority raise issues which are not material planning considerations and as such should not be afforded party status in this case.
The owner of Dumala is not adjacent to the site and should not be afforded party status in this case.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 01.02.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the erection of two dwellings and associated landscaping and access, all as shown in the drawing 001B received on 30th November, 2011.
N 1.
Whilst the development is not within 8m of the adjacent watercourse, the application is still recommended to liaise with DEFA Fisheries Division to ensure that there is no detrimental impact on the watercourse during construction of the approved development.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
