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Application No.: 21/00854/B Applicant: Haven Homes Limited Proposal: Erection of two dwellings (amendment to approved under PA 18/00524/B) Site Address: Plots 64-65 "The Meadows" Field 434021 And 434031 At Douglas Road And Victoria Road Castletown IM10 1MM Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 22.09.2021 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Reason: to minimise on-street car parking that could be detrimental to the operation of the highway.
Reason: In the interest of marrying with original approval 18/00524/B and the introduction of inappropriate fencing or walling could adversely affect the character of the development or the health of existing trees or both.
This application has been recommended for approval for the following reason.
Application meets the tests of General Policy 2 of the IOMSP, the guidance set out in the Residential Design Guidance 2021, the land use zoning set out in the Area Plan for the South 2013 and Community Policies 7, 10 and 11 and Transport Policy 11. A condition ensuring the off road parking is provided prior to occupation of any dwelling is necessary to prevent onstreet parking and a suitably worded fencing condition to marry with extant approval 18/00524/B.
Plans/Drawings/Information; This approval relates to drawing numbers:
all date received 21/07/2021. _______________________________________________________________
Additional Persons
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations: o DOI Highways Drainage Division _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The application site relates to the extents of a pair of two storey semi-detached dwellings originally approved as part of a much bigger application for 96 dwellings under 18/00524/B. The semi's sit towards the rear of the estate in the north-western corner. Each dwelling was approved with dormers to the front and rear and two car parking spaces, one in an integral garage (6m x 3m) and one on a driveway (between 8m-10m long x 3.4m wide). The estate is sandwiched between the main Douglas Road and IOM Steam Railway Line heading into Castletown. THE PROPOSAL - 2.1 Proposed is an amendment to the semi-detached dwellings to provide two detached dwellings. The proposed detached dwellings would be of a similar design style to those already approved under PA 18/00524/B including a peaked gable and external cladding, with exception to the previously approved dormers now being omitted and a rear sunroom (4m x 4.5m) added to each.
2.2 The proposed dwellings would each have a main footprint approx. 3.4sq m larger than that previously approved, with a further 18sq m being added with the sunrooms. - 2.3 Each dwelling will maintain an integral garage space (6m x 3m) and driveway parking for one car.
3.1 The most relevant application is the original approval of the wider estate under PA 18/00524/B. This was approved with a number of conditions including C2 requiring fencing details for the full estate and a revocation of the PD order for fencing and walling, along with
the need to provide all car parking in accordance with the approved plans. Fencing details were provided by the agent for C2 of 18/00524/B and this was satisfied on 09/07/2021.
3.2 The current application is one of five now submitted for a change of house type on the wider estate. The five contemporaneous applications, including this one are
4.1 The site falls within an area zoned as 'Proposed Residential - Proposal Site 6' on Area Plan for South 2013 (map 5 - Castletown), this site has an accompanying development brief in the written statement which sets out a number of criteria for development:
4.2 "Development Brief 6:
4.3 Given the extant approval of the site and minded of the specific current proposal points 5 and 6 from the Development Brief are most relevant in the assessment, and in terms of Strategic Policy, General Policy 2 would be most relevant in setting out a number of general standards towards acceptable development. The Departments Residential Design Guidance
(2021) is also a material consideration along with the Manual for Manx Roads (MfMR) which indicates the internal standards for a single garage being 6m x 3m with a door 2.4m wide, and for a simple driveway 6m long in front of a garage and at least 3.4m wide if providing pedestrian access (paragraph C.7.31).
4.4 The Strategic Plan also requires development to be focussed in existing settlements, well designed and make best use of sites and existing infrastructure (Strategic Policies 1, 2, 5 and 10), be in-keeping with the locality and not harm habitats or trees (Environment Policies 3,
Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Castletown Commissioners - have not commented on the application as of 21/09/2021).
5.2 Department of Infrastructure Highway Services - Do not oppose (11/08/2021).
5.3 Department of Infrastructure Drainage Division - Do not oppose (13/09/2021) - their comments make reference to separate Highway Act legislation in dealing with surface water run-off and separate Section 4 agreements.
5.4 No comments received from neighbouring properties. ASSESSMENT - 6.1 The principle of residential development has already been established through the extant approval for the wider housing estate which has been commenced. Given the nature of the proposal being for a change of house type semi-detached to detached dwellings, sitting towards the rear of the site and no increase in house numbers that the proposal would not seek to contravene any parts of the original development approval. The key considerations in the assessment of this planning application are i) whether there would be an new visual impacts, ii) any new amenity impacts on adjacent neighbours, iii) any new highway safety issues or iv) whether there would be an public safety impacts in respect of the airport, criminal behaviour or spread of fire
Design and Appearance
6.2 Development Brief 6 required there to be a mix of dwelling types and styles in the estate and the current proposal would retain this mix, although presenting a different dwelling style the materials to be used would be reflective of those already approved on the remaining estate and the proposals would remain in keeping with the overall appearance of the wider estate and streetscene. A suitably worded condition relating to fencing and walling as was implemented on 18/00524/B shall also be added to ensure appropriate boundary treatment.
Residential Amenity
6.3 The dwellings would sit on a similar position with an overall scale and design no so far removed from that originally approved, the two storey element of the dwellings would not project so far forward or beyond either of the neighbours and albeit now detached it is not expected that their development will result in any new or increased overbearing, privacy or outlook to neighbouring occupants or to cause unacceptable impact on general residential amenity. The proposed sunrooms will add a further projection at ground floor of the rear, but given the fairly low level design and coupled with anticipated boundary treatments it is not expected that their development will significantly impact neighbouring amenity to an unacceptable degree, and the boundary treatments will also help towards limiting inter-visibility between dwellings.
Highway Safety
6.4 Modification to the house types has resulted in some changes to the overall length of driveway parking space available although this still meets the MfMR standard for 1 car parking space. PA 18/00524/B approved 2 off road car parking spaces for each dwelling one on the driveway and one in the integral garage. The proposed house type changes will not result in any reductions to the 2 space parking previously approved and so there are no new highway safety issues expected beyond the original approval. Public Safety
6.5 Transport Policy 11 states that permission will not be granted for development which would result in a significant increase in the number of people residing, working, or congregating within the Public Safety Zone associated with Ronaldsway Airport. The proposed
house type change would not significantly increase this number beyond the original approval and so it is not expected that there will be any new adverse impacts on public safety beyond the original approval. Similarly it is not expected that there will be any new impacts beyond the original approval in terms of flooding, criminal behaviour or spread of fire.
7.1 In summary, no unacceptable adverse impacts have been identified in respect of the overall appearance of the site and surrounding area, the residential amenity of the neighbours or public safety. The proposed change in house type would be considered to meet the tests of General Policy 2 of the IOMSP, the guidance set out in the Residential Design Guidance 2021, the land use zoning set out in the Area Plan for the South 2013 and Community Policies 7, 10 and 11 and Transport Policy 11. A condition ensuring the off road parking is provided prior to occupation of any dwelling is necessary to prevent on-street parking and to correlate with C2 of the original approval a suitably worded condition relating to fencing and walling is also considered necessary. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 23.09.2021 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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