Annex 3 Planning Officer Recommendation

Annex 3 1900443 The owners and/or occupants of 27 Windermere Drive comment on the development proposed by the planning application. They make reference to previous planning applications, advise that if the proposal not longer requires alteration of the legal agreement that their main area of concern has been addressed, refer to the need to consider the provisions of Planning Circular 8/89, discuss the need to consider the footpath link and suggest that boundary treatment needs to be properly considered. The owner and/or occupant of Seacliffe, which is located in Braddan, states that they have no objections to the development proposed by the planning application. ### Planning Policy Under the Onchan Local Plan the application site is part zoned as low density housing in parkland and part zoned as open space (private woodland or parkland). The application site forms part of housing area 6, which comprises of the land between Lakeside and Groudle Glen. Policy O/RES/P/4 of Planning Circular 1/2000, which forms the written statement to be read in conjunction with the Onchan Local Plan, states: "Development of the piece of land which lies between the site referred to in 4.14 and 4.47 above, Groudle Glen, Groudle Road and the bridge over Groudle River will be considered acceptable for low density housing in parkland in accordance with Planning Circular 8/89 and where no development is erected within 80 metres of the Groudle River. The boundary between the site and Groudle Road must be formed by a sod hedge - either that which currently exists or one reconstructed as part of the development. The site must also have on its northern part a significant area of public open space contiguous with that proposed as part of the development of the adjoining land." The Department's guidance on low density housing in parkland is set out by Planning Circular 8/89. ### Assessment In terms of assessing the development proposed by the planning application I consider it material to have regard to the relevant planning history, the Onchan Local Plan and Planning Circular 8/89. Unlike previous planning application 05/00737/B the proposed residential development element of the planning application is contained entirely within the area zoned as low density housing in parkland. As such at a base level the development proposed by the planning application overcomes the main reason for refusal of previous planning application 05/00737/B. A consequence of achieving this is that some of the proposed plots are less than the 1 acre minimum that is specified by Planning Circular 8/89. As with many parts of the consideration process the provisions of Planning Circular 8/89 are another material consideration and it remains necessary to assign relevant weight to its application. In view of the findings of the previous planning applications, the zoning of the land in comparison to the legal agreement designation, the positive effect on the public footpath and the actual appearance of each plot in the wider landscape I am satisfied that the size of the plots are acceptable. In reality I believe that the properties will for all intents and purposes appear to read as low density housing in parkland when viewed from the surrounding area. In terms of the specifics of each plot and the design of the dwellings I am satisfied that the properties do not adversely affect existing public or private amenity. In conclusion, I believe that the development proposed by the planning application overcomes the concerns of previously refused planning application 05/00737/B and is therefore acceptable. Accordingly, I recommend that the planning application be approved. ### Party Status I consider that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status: Onchan District Commissioners; The Department of Transport Highways Division; Manx National Heritage; The Manx Electricity Authority; 11 July 2006 06/00665/B A BUILDING COPY RECEIVED 07/06 12 APR 2019 DEPT OF ENVIRONMENT Annex 3 (1 page only)