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Application No.: 09/01217/B Applicant: Hartford Homes Proposal: Erection of a detached dwelling and garage (comprising amendments to PA 08/01079B) Site Address: Land Adjacent To Westham Arbory Road Castletown Isle Of Man ### Considerations Case Officer : Miss S E Corlett Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose has no traffic management, parking or road safety implications. Consultee : Castletown Commissioners Notes : Consultee : Drainage Division Notes: No objection subject to the following conditions:-
The site represents an undeveloped parcel of land which lies to the rear of Westham and Westham Cottage which front onto Arbory Road. The site is separated from these properties by another undeveloped parcel of land. Access to the site is from Arbory Road, to the north west of The Vicarage. To the south east of the application site is a group of relatively new detached dwellings - 1 to 4 inclusive, Westham Lea.
The site lies within an area designated on the 1991 Castletown Local Plan as Woodland. The 2001 draft Castletown Area Plan reconsidered the development potential of development in this area including land to the rear of The Crofts which is accessed from The Crofts - and recommended that the site was suitable for the erection of a single dwelling subject to access being provided from Arbory Road via the existing shared access, the retention of all existing mature and healthy trees with
space for their growth and prior to the submission of any application the advice of the Department of Agriculture, Fisheries and Forestry must be sought in respect of bats and their roosts.
The following applications have been submitted in respect of this site: PA 99/1866 - approval in principle for erection of dwelling and garage - refused PA 04/0064 - erection of detached dwelling with garage - refused. The reasons for this refusal were as follows:
The application proposes development on land not currently zoned for such purposes. In addition, the application fails to demonstrate adequately the impact of the proposed development on trees within the site and
The design of the proposed dwelling is considered to be lacking in architectural merit. PA 08/1079 - erection of detached dwelling - permitted. A tree survey included with the application shows that one tree will be removed - not a mature tree, to the west of the property. The dwelling was to be a hipped roofed, stone fronted house with hipped roof garage on the eastern elevation and matching sun room on the western gable. The property has a substantial porte cochere on the front and conservatory on the rear. The windows are to be vertically proportioned wooden framed windows. The existing access drive was to be widened slightly and paved.
Now proposed is an amendment to the approved scheme for the erection of a dwelling on the site (PA 08/1079). The differences between the approved scheme and what is now proposed are: the extension of the garage the increase in height of the ridges of the garden room and garage the increase in the height of the main ridge reduction of the width of the main chimneys depths of the fascias and dentils increased the position of the dwelling altered to accommodate the larger garage reduction in size of the garden room and modifications to the appearance installation of sliding doors to garden room removal of glazing bars to the windows in the rear and side elevations removal of columns and addition of a metal balustrade above revisions to the entrance gable and stone bulls-eye window added large flat roofed dormer added above garage alterations to rooflights in the garage door and windows added to the rear of the garage reduction in size of the orangery windows reduction in size of the lantern light render surrounds added to windows and doors and updating of the site plan to show a trees which has been destroyed by lightning.
Department of Transport Drainage Division raise no objection subject to conditions being attached regarding foul and surface water sewerage. The proposal does not contravene these requirements and as such no such conditions are required
Department of Transport Highways and Traffic Division raise no objection to the application.
Planning permission has been granted only recently to the erection of a dwelling on this plot and the proposed changes alter the impact of the dwelling only marginally. As such the previous approval PA 08/1079 is a material consideration in this instance.
The changes do not adversely affect the character or appearance of the proposed dwelling which cannot be seen from a public viewpoint. The originally approved scheme has finer and better detailing and is a better representation of the type of building it is designed to resemble. However the changes do not have a publicly adverse impact and to most the dwelling will still be a well designed property which sits comfortably in a woodland setting.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Recommendation Recommended Decision: Permitted Date of Recommendation: 07.09.2009
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
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to the erection of a dwelling as shown in drawings 01, 02, 03, 300, 50 and 51 all received on 23rd July, 2009.
Prior to the commencement of any works on site, the applicant must protect all existing trees on site which are marked on plan 02 to be retained, for the duration of the development, by means of a stout fence erected beneath the drip line of the trees closest to the proposed dwelling and works associated therewith and thereafter the protected area must remain free from stored material and parked vehicles and no building or excavation works may be carried out within such area.
In order to limit change and damage to the ecological interest of the site, principally for bats, the applicant/occupant is encouraged to introduce flowers and plants which attract insects and for any lighting to be low level and low intensity.
7 September 2009
09/01217/B
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