Officer Planning Report

Planning Report And Recommendations {{table:5131}} ### Considerations {{table:5129}} ### Written Representations ### Consultations {{table:5130}}

Officer's Report

THE APPLICATION SITE AND PROPOSED DEVELOPMENT

The application site comprises a parcel of land located at the northern end of the existing residential development contained within All Saints Park in Lonan.

The proposed development comprises of the erection of 6 detached within the application site and is submitted as amendment to those previously approved on plots 16, 18, 21, 23, 24 & 26 under previously approved planning application 10/00354/B.

Planning History

The application site and adjoining land has been the subject of a number of previous planning applications that has resulted in planning approval for residential development. In terms of assessment the current planning application the most relevant previous planning application is 10/00354/B. This previous planning application amended house types on the land following the sale of the site from one development to another and was approved on the 8th July 2010.

Representations

Lonan Parish Commissioners recommend that the planning application be approved.

Planning Policy

In terms of strategic plan policy, the Isle of Man Strategic Plan contains four policies that are 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."

Housing Policy 4 states:

"New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:

• (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10;
• (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and
• (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14."

Housing Policy 5 states:

"In granting planning permission on land zoned for residential development or in predominantly residential areas the Department will normally require that 25% of provision should be made up of affordable housing. This policy will apply to developments of 8 dwellings or more."

Housing Policy 6 states:

"Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, in the absence of a brief, in accordance with the criteria in paragraph 6.2 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive."

The relevant local plan document for the application site is the Laxey and Lonan Area Plan Order 2005. This document was approved by Tynwald on the 20th October 2005 and came into effect on the 1st November 2005. Under map no. 2 of the document the application site is zoned as proposed predominantly residential use and is specifically referred to as area 17. The local plan contains one policy that is considered specifically material to the assessment of the planning application:

Policy L/RES/PR/12 – Land adjacent to Ballacannel – Area 17 states:

"Residential development may be permitted on this site where this complies with the following development brief:

1. development must include a mixture of house types and densities with the density of development decreasing and space between dwellings increasing as one proceeds towards the north eastern end of the site to result in a density and style of housing adjacent to "Langdale" similar to these existing dwellings to the north of the development site. Development may include high density, starter homes. The houses to be built on the site must be designed so as to have variety and interest with a range of designs, materials and finishes and should avoid the use of light coloured dash, brick or render so as to minimise the impact of the development as viewed from further afield.
2. the detailed submission must include a landscaping scheme which makes provision for the breaking up of the buildings and the softening of the edge of the development on its western side. This must be complemented by a layout which does not present a regimented line of buildings along the western boundary.
3. detailed proposals must include full details of the connection of the new development to the main sewer.
4. the layout must include useful parcels of properly located open space which may be used for children's play.
5. at least 20m must be maintained between the fronts and/or rears of new dwellings proposed within this site and the rear of existing property where these are directly alongside each other taking into account future proposals for conservatories and garages. The layout and landscaping proposals must take account of the proximity of existing properties and as most of these will be lower than the proposed dwellings, car must be taken to avoid overlooking or diminution of the privacy or amenities of the existing adjacent dwellings.
6. no vehicular access may be provided to service the site directly onto Croit-e-Quill Road due to the narrow nature of this highway and the proximity of existing properties to both the road and the laneways leading to the development site."

Assessment

The planning application seeks planning approval for the erection of 6 detached within the application site and is submitted as amendment to those previously approved on plots 16, 18, 21, 23, 24 & 26 under previously approved planning application 10/00354/B. The proposed development is essentially a revision of the house types previously approved on the respective plots.

In terms of assessment the majority of issues associated with the residential development of the application site have previously been considered and concluded to be acceptable. The only significant difference proposed by the planning application is changes to the design of the house types on the six plots contained within the application site. Having compared the previously approved house types with those proposed by the current planning application it can be seen that the changes are essentially alterations to design and that the general form of the dwellings does not significantly alter from that already approved. As such, the appearance of the proposed dwellings on the street scene is not significantly different and is concluded to be acceptable. There is no change in terms of the impact of proposed development on existing adjacent properties, which was previously concluded to be acceptable.

On the basis of the above it is recommended that the planning application should be approved.

Party Status

It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Lonan Parish Commissioners.

Recommendation
Recommended Decision:	Permitted
Date of Recommendation:	15.04.2011
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 the erection of six dwellings as shown on drawing no.s 2384_APL_105 rev. G, 2384_APL_106 rev. G, 2384.1 rev. B, 2384.3 rev. A, 2384.4 rev. A and 2384.5 rev. A date stamped the 10th March 2011.
C 3.	No dwelling shall be occupied until the estate road has been constructed to at least base course level and adequately lit from the junction with the adopted highway up to the access onto each dwelling within the development.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted	Date : 3 May 2011
Signed : Senior Planning Officer