The application site comprises a parcel of land located within Bride Village. Until recently the site contained an uninhabited dwelling, but that has since been cleared.
The Proposal
The proposal comprises the erection of a dwelling on the application site.
Planning History
The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application:
Planning application 08/01339/A sought planning approval in principle for the erection of a replacement dwelling. This previous planning application was approved on the 25th September 2008 and, following a time extension, lapsed on the 25th September 2012.
Planning Policy
In terms of land use designation the application site is located within a wider area of land that is designated as predominantly residential use under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states:
"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:
(a) is in accordance with the design brief in the Area Plan where there is such a brief;
(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces 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;
(e) does not affect adversely public views of the sea;
(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;
(i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
(j) can be provided with all necessary services;
(k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
(l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
(m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
(n) is designed having due regard to best practice in reducing energy consumption."
Representations
The Department of Infrastructure Highways Division do not oppose the planning application.
The Isle of Man Water and Sewerage Authority have no objections to the planning application.
The Manx Electricity Authority expresses an interest in the planning application.
Assessment
The planning application proposes a dwelling on a site that formerly contained a dwelling, located within a predominantly residential area. Based on that it is concluded that the basic principle behind the proposed development is not in any doubt. The primarily purpose of this planning application is to assess the acceptability of the site specific impacts of what is proposed.
In terms of public amenity the key consideration is the appearance of the proposed development within the street scene. The design of the proposed dwelling is traditional and not dissimilar to that of the previous dwelling or other dwellings typical found in rural villages. The design is considered to complement the character of the village and be in keeping with the street scene. The impact of the proposed development public amenity is concluded to be acceptable. In respect of private amenity the proposed development is orientated and sufficiently distanced from surrounding property so as not either effect existing private amenity or its own private amenity. The proposed development meets the on-site car parking requirements set out with the Isle of Man Strategic Plan 2007 and access arrangements are acceptable. The proposal is not considered to affect any other obvious material planning consideration.
Recommendation
It is recommended that the planning application be approved.
Party Status
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
The Isle of Man Water and Sewerage Authority.
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Infrastructure Highways Division; and The Manx Electricity Authority.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 05.11.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 approval relates to drawing no.s 001 and 002 date stamped the 4th October 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made: Permitted Date: 5.11.12
Determining officer (delete as appropriate)
Signed: _________________________ Anthony Holmes Senior Planning Officer
Signed: _________________________ Michael Gallagher Director of Planning and Building Control
Signed: Samuel Sarah Corlett Senior Planning Officer
Signed: _________________________ Jennifer Chance Development Control Manager
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