Planning Officer Report Recommendations

Planning Officer Report And Recommendations {{table:26336}}

Officer's Report

The Application Site

1. The application site comprises a parcel of land located between two dwellings within Bride village. The site is located on the northern side of the road that leads south east from the A16 Bride - Point of Ayre road, past Lambhill towards the A10 road at Kimmeragh Farm.

1. The site has a frontage to the road of 10m and a depth of 25m and is L-shaped. Immediately to the north west and right on the roadside is a single storey stone building, which is not within the site. The site has a stone building at the rear of the site and there are trees around the site but not within it. There is a large fuchsia bush at the entrance. The roadside frontage is formed by a stone pillar to the left as one looks into the site and a stone wall to the right, all around 1.5m high.

The Proposal

1. The proposal comprises the erection of a detached dwelling on the application site. The design and proportion of the proposed dwelling, which is a two storey building with a single storey side sun lounge extension, is essentially traditional. Access to the site is via a direct connection onto the adjacent highway.

Planning History

1. The application site has been the subject of a number of previous planning applications, the following of which are considered specifically material to the assessment of this current planning application:

1. Planning application 04/2388/A sought planning approval in principle for erection of a dwelling on the application site. This previous planning application was approved.

1. Planning application 10/0978/A sought planning approval in principle for erection of a dwelling on the application site. This previous planning application was withdrawn before any decision was made.

1. Planning application 11/00998/A sought approval in principle for the erection of a dwelling on the application site. This previous planning application was approved on the 16th September 2011, and is currently valid until the 16th September 2013. The following six conditions were imposed on the planning approval:

Condition 1:

"Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Planning Authority in writing before any development is commenced."

Condition 2: "The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the later."

Condition 3: "The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission."

Condition 4: "This permission relates to the principle of the erection of a dwelling on the site as shown in drawing reference SM11/244/1 received on 18th July, 2011."

Condition 5: "The application for reserved matters must demonstrate that visibility splays of 12m can be achieved and provision for the parking of at least two vehicles within the site together with turning space such that the vehicles may enter and leave the site in a forward gear."

Condition 6: "The dwelling must be designed with traditional features - pitched, slate or slate-like roof, vertically proportioned windows and stone or rendered walls."

Planning Policy

1. In terms of land use designation the application is located within a wider area of land that is designated as residential under the Isle of Man Planning Scheme (Development Plan) Provisional Order 1982.

1. 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

1. The Department of Infrastructure Highways Division do not oppose the planning application.

1. The Isle of Man Water and Sewerage Authority do not oppose the planning application.

1. The Manx Electricity Authority expresses an interest in the planning application. The subject of their interest relates to non planning issues.

Assessment

1. The principle of residential development of the application site is established by the land use designation and the extant planning approval in principle for the erection of a dwelling. As such, it is not considered necessary to revisit this issue as part of the assessment of this planning application. Rather, the purpose of this planning application is to examine and consider the site specific impacts of the proposed development.

1. Whilst this planning application does not seek approval of reserved matters for the extant planning approval in principle and therefore technically does not have to accord with the conditions of that approval in principle it is considered that those conditions generally cover the same issues that need to be taken into account in the assessment of this proposal. This is specifically the case with condition no.s 5 and 6. In terms of condition no. 5 the visibility, car parking provision and manoeuvrable space provided for the proposed development meets the required standards, which is supported by the lack of objection from the Department of Infrastructure Highways Division. As for condition no. 6 the design of the proposed dwelling is considered to be suitably traditional and in keeping with the semi-rural location.

1. In respect of other considerations the proposed development should sit comfortably with the overall surrounding street scene, thereby having an acceptable impact on public amenity. The positioning, orientation and design of the proposed dwelling does not cause undue harm to the private amenity of the adjoining property. As highlighted earlier, highway and parking arrangements are considered to be acceptable.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. 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.

1. 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 Isle of Man Water and Sewerage Authority.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 17.01.2013

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 12-J030-01 rev. 0, 12-J030-02 rev. 0, 12-J030-03 rev 2, 12-J0303-4 rev. 1 and 12-J030-05 rev. 1 date stamped the 10th December 2012.

C 3.

Prior to the occupation of the dwelling the access arrangements and on-site parking provision must be set out in accordance with drawing no. 12-J030-02 rev. 0 date stamped the 10th December 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 : 18/1/13

Determining officer (delete as appropriate)

Signed : ... Anthony Holmes Senior Planning Officer

Signed : ... Michael Gallagher Director of Planning and Building Control

Signed : ... Sarah Corlett Senior Planning Officer

Signed : ... Jennifer Chance Development Control Manager