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A. JSA Ltd has been engaged by Mr \& Mrs Peck of "Abbey Court", Abbeylands, Onchan, to prepare a planning statement in support of a retrospective planning application. This planning application and statement aims to regularise elements from previously approved planning applications, together with several new design improvements. The salient previous planning application numbers 13/00382/B; 13/91515/B and 14/00755/B) B. This application specifically seeks planning permission for the following:
C. The supporting documentation for this planning application includes:
Elevations (JSA)
A. The application site is a residential property known as "Abbey Court", Abbeylands, Onchan. There is only one other adjacent property closeby known as "Crossways". B. Abbey Court is an established dwelling with Planning Approvals for residential and ancillary purposes and it should not therefore, be evaluated as being countryside. C. The existing dwelling, prior to planning application numbers 13/00382/B; 13/91515/B and 14/00755/B (together with other historic applications), was a 3 Bedroom, single storey building of approximately , with a pitched roof. D. Within the overall curtilage of the site, there are/were two detached structures as follows:
E. The site is accessed and adequately serviced from the A22 Road. No alteration to this access is required in relation to this application.
A. This application aims to regularise all the elements contained in the previous planning approvals listed above, together with those new elements not previously applied for.
B. The Planning Applications listed below are considered relevant for the purposes of this planning statement in relation to the application site:
A. The applicant, Mr Peck has been diagnosed with a serious medical condition that has unfortunately deteriorated since the initial Planning Application in 2013. To date Mr Peck has undertaken all specialist treatment within the property and grounds at his own expense. The previous applications have been designed and submitted in order to prolong Mr Peck's quality of life within his home.
B. 8th May 2013 - Planning Application Number 13/00382/B. No work commenced on site following the approval of this application.
C. 11th February 2014 - Planning Application 13/91515/B. This application comprised of amendments to the previous approval together with an extension to the existing dwelling of approximately 87.96m², including a raised balcony area. The design was intended to allow Mr Peck to be move freely around the property with the aid of a walker. Work commenced on site to the main dwelling as per the planning approval.
D. 7th August 2014 - Planning Application 14/00755/B. This approved application was intended to construct an adjacent separate structure of approximately 212.5m² containing:
This purpose of this application was to provide a pool for on-going physiotherapeutic treatments within the curtilage of the property and was supported by medical evidence. The scheme was designed to minimise visual intrusion together with the loss of any useable private space for the applicants whilst considering any loss of amenity to the owners the adjacent property, "Crossways".
At this stage, work progressed on site and included the following design improvements/variations:
The approved planning application number 14/00755/B created an external elevated terrace area with a section of artificial plants and grass. This application maintains a terrace area which is raised to create level access to the Studio building as well as providing a sunken area for the Therapy Pool.
Mr \& Mrs Peck had previously been advised that as they had planning for a balcony under Planning Application 13/91515/B, that constructing one of a smaller size was permissible. The Balcony structure as constructed now forms part of this application and, as a larger balcony was approved under 13/91515/B, we would deem this to be acceptable.
Under approved planning application 13/00382/B; 13/91515/B \& 14/00755/B, the South-West Elevation had approval for two large Bi-fold doors. Following the construction of a smaller Balcony, the 2nd Bi-Fold door was deemed un-necessary and therefore replaced with a large
window. As this is an overall reduction in glazed area, we would deem this to be acceptable.
Under approved planning application number 13/00382/B, permission was granted for two bi-fold doors at the lower terrace level. Under approved planning application number 14/00755/B, these lower doors were replaced with internal doors into the enclosed Pool Area.
Following the omission of the enclosed Pool Area, the Plant Room and Therapy Room Doors became external Doors, and the third door became a window. Due to the location and orientation of these new doors and window, which do not overlook the neighbouring property, together with the fact that under approved planning application number 14/00755/B, three large windows and an external door were approved, we deem these minor alterations to be acceptable.
We deem this element to be deminimis, i.e. of no significant interest or not in the wider public agenda to pursue.
We deem this element to be deminimis, i.e. of no significant interest or not in the wider public agenda to pursue.
A. The specific policy document for this area is the Onchan Local Plan 2000, which gives little guidance as to this part of Onchan. B. The Isle of Man Strategic Plan 2016 provides an Island-wide policy framework which is considered when assessing planning applications and when preparing Area Plans and other strategic policy documents. These area Plans are more general considerations and are not necessarily relevant when considering individual small-scale developments.
A. The overall impact of the development undertaken is minimal, both in relation to the countryside in general and in terms of the neighbouring impact effecting the "streetscape". The key planning considerations relevant to the determination of this application are as follows:
Based on previous planning approvals, the residential and development land use criteria can be demonstrated. The main elements in this new application have either already been granted in previous applications or are of an uncontentious nature.
The applicant has removed one standalone timber structure, which was located next to the existing garage and in close proximity to the neighbouring property, and has created a new structure, further away from the boundary in a more central location on the site.
The Studio has been designed and situated in such a way as to be screened by the main property from the street-scene and away from the neighbouring property. The inclusion of the raised patio area connects the studio building to the main dwelling by the means of a ramp.
The Studio has been finished in a wood grain board effect as to give the appearance of a timber leisure building and not a standalone unit.
The Studio building has a raised parapet to screen the flat roof and solar panels situated on the roof. A flat roof was purposely adopted to keep the appearance of a leisure type building and to reduce the overall height and visual impact on the main dwelling and the neighbouring property.
There is only one entrance to the studio building which is served via a bi-folding door directly facing the main dwelling which provides level access.
The building has been positioned away from the neighbouring property with only one high level window facing that side. Under the previously approved planning application number 14/00755/B, an elevated terrace area, three large windows and door was granted. This new application significantly reduces any visual impact, or any potential overlooking, onto the neighbouring property.
The main access to the site from the highway has not formed part of any of the previously approved applications or is included in this application, as no additional increase in traffic will be created.
The studio building has been constructed with thermally efficient building materials with an impermeable finish. The Studio makes provision of Solar Energy via the flat roof mounted panels to provide green renewable energy.
No Tree felling approvals have been required for these applications. A separate felling order was subsequently granted for a dangerous tree on the site.
The nearest water course is the Sulby River some 67 m away from the property boundary and the site is deemed as having a medium risk of flooding from surface water.
It is evident that the design and development work at this property has evolved over the past years due to the deteriorating medical condition together with the consequential changing needs of the applicant. The applicant is confident that these works will provide a much better quality of life and will greatly assist in the on-going physiological and mental challenges in the years to come.
Most of the design elements contained in this new planning application have already been previously approved in previous planning applications, and those that have not, are either sympathetic to the design criteria or are of little consequence to the overall site development. This new application aims to regularise all past and proposed works on the site to provide a concise development record.
The applicants would be amenable to a planning condition which states that the studio accommodation cannot be used, rented or sold separately and must remain in the ownership of the main house and property.
JSA Ltd September 2021
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