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The site plot 121 Cronk Lyiauyr, Douglas, was once part of the rear garden of 59 Ballanard Road. The plot is located on the eastern side of Cronk Lyiauyr, and west of the Ballanard Road. The properties within the housing area of Cronk Lyiauyr comprise mostly of two storey and single storey detached properties which are used for residential use.
The property has been zoned under the Douglas Local Plan order as being within a predominately residential use; the site is not within a Conservation Area.
Plot 121, Cronk Liauyr - Approval in principle for the erection of a dwelling with garage on vacant plot (05/01569/A) – approved.
The proposal has been designed to conform to the convent that was placed on the site when the residents of 59 Ballanard Road sold the plot.
The application proposes the erection of a single storey detached dormer bungalow. The property would be a 4 bedroom property, with two of the bedrooms within the roof space. To make additional room within the roof space and to provide the space with natural light the submission proposes to include three pitched roof dormer windows to the front elevation, also included within the roof space are a total of four velux roof lights (side elevations & rear elevation)
The proposal would have width of 18.7 metres, a length of 14.3 metres and a maximum height of 6.4 metres.
The proposal would leave a minimum gap with the boundary shared with 119 Cronk Liauyr of 1.2 metres which due to the angled boundary, increase to 1.6 metres. Again due to the angle of the boundary the proposal would leave a minimum gap with the neighbouring properties site 57 Ballanard Road of 1.2 metres with a maximum gap increasing to of 2.1 metres.
Douglas Corporation - no objection
Highways Division – no objection
IOM Water Authority:- For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
Chief Fire Officer:- Recommends that mains wired interconnected smoke detectors be installed
We have received a letter of objection from the following residents:-
57 Ballanard Road objects that the proposal is an overdevelopment of the site and would be too close to the boundary with their land and would give the impression of high density housing which would detract from the appearance of the surrounding area.
119 Cronk Liauyr who has submitted two letter of objection (one after amended plans received) who makes the following comments:-
The key issues in this application are:-
The views from the residents of 119 Cronk Liauyr, are concerned due to the proposed dwelling projecting forward of their properties building line, whilst this is correct the property is in line with the building which currently exists (location plan) along Cronk Liauyr, which is formed by Nr 117, 127 and 131 Cronk Liauyr.
I would be concerned with the proposal if it was proposed to be a two storey structure with a gable end roof, as possible adverse impacts might occur which include loss of light and/or having an overbearing impact upon the neighbouring property Nr 119. However as the proposal is a single storey bungalow with a hipped roof I do not consider the dwelling will cause any of these concerns.
Regarding the properties closeness to the side boundaries, whilst the property is fairly close to the boundaries the proposal does leave a minimum gap of 1.2 metres (which increases), I believe the gaps are of a adequate size, especially when I visited the site and area and noticed that a number of dwellings in the area are similar in closeness to the boundaries (117, 127, 131, 124 Cronk Liauyr).
To prevent any aspects of overlooking into the neighbouring sites the applicant is proposing to erect 2 metre high timber fencing along the two side boundaries, however reducing the height of the fences to 1 metre once the fence passes the front boundary line. This will provide more than adequate provisions to prevent overlooking issues / privacy issues.
As the property is a four bedroom dwelling the Highways Standards require that the development creates two off road parking provisions within the curtilage of the site. The proposal indicated would easier be able to accommodate four off road parking provisions due to the double garage and the proposed driveway.
Initial concerns of the development, was the very large driveway/hardstanding area which was proposed to take up the entire width of the area fronting the dwelling. This would create the affect of a car park, which would encourage parked cars to the visual detriment to the street scene. Therefore after discussion with the Applicant he agreed to include a front garden area (green space) as well as a much small driveway and also include a 0.6 metre high garden wall, which will greatly improve the appearance.
The size and height of the dwelling is also a consideration and what visual impact it would have, when view from the street scene. There are a number of two and single storey detached properties within the Cronk Liauyr, and therefore I do not believe the proposal will look out of keeping with the existing dwellings in the area due to its size and design.
For this reasons the proposal would seem appropriate in this location and therefore my recommendation is for an approval.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
57 Ballanard Road, Douglas 119 Cronk Liauyr, Tromode Park, Douglas
Recommendation Recommended Decision: Permitted Date of Recommendation: 03.08.2006
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 submitted documents and drawing MON-01 REV B and MON-02 all received on 30th June 2006 and 18th April 2006.
N 1. For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949.
N 2. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date : 3/8/06 Signed : M. I. McCauley Director of Planning and Building Control
Decision Made : Permitted Date : 3/8/06 Signed : M. I. McCauley Director of Planning and Building Control
3 August 2006
3 August 2006
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