Planning Officer Report Recommendations

Planning Report And Recommendations {{table:534232}} ### Considerations {{table:534229}} ### Written Representations {{table:534230}} ### Consultations {{table:534231}}

Officer's Report

The development is compatible with the area since the area is zoned as predominantly residential in the Douglas Local Plan. It is considered the principle of developing the site for residential use to be acceptable in this locality.

The main issue here is whether allowing the site to go ahead would over-develop the area. The existing site comprises part of the residential curtilage of Sutton Oak, which also has a two storey dwelling (Sutton Oak Cottage) located within its grounds. Both properties share the residential curtilage and are in the ownership of the applicant. The application does demonstrate that a further dwelling, set in its own grounds, could be developed without adversely affecting the remaining residential amenity of Sutton Oak. On balance, I consider the proposed development would be acceptable.

The only other concern I have relates to the design of the proposed dwelling; however; this is not part of this application and will be considered when the reserved matters application is submitted.

Mr Jessopp does not object to the proposal but does raises points relating to the impact on the character of the area and locality residents, and that the development provides satisfactory amenity standards. The indicative plans show that a development can sit comfortably on the site; however, it is difficult to assess the impact on the streetscene and residents as no detailed plans have been detailed. The details of the development would be considered in the reserved matters application.

The notes suggested by consultees are not material planning considerations and for that reason are not attached to the report, as part of the recommendation.

I therefore recommend that planning permission be granted subject to conditions.

Party Status

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.

The comments from the Isle of Man Water Authority are not a material consideration and should not be afforded party status in this instance.

Mr Jessopp of Seacliffe, Old Castletown Road, Port Soderick, given his distance from the application site is not granted Interested Party Status under the provisions of Planning Circular 1/06.

In summary, it is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:

Douglas Corporation

Highways Division of the Department of Transport Accordingly the following parties are not afforded interested party status: Isle of Man Water Authority Mr Jessopp of Seacliffe, Old Castletown Road, Port Soderick

Recommendation

Recommended Decision: Permitted Date of Recommendation: 27.08.2008 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

N : Notes attached to conditions

R : Reasons for refusal

0 : Notes attached to refusals

C 1.

This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.

C 2.

This permission relates to the application site as defined by the red line on drawing no. G/101/1 date stamped the 9th June 2008. No consent is granted for the siting of the new dwelling or for any engineering works shown on this particular drawing.

C 3.

Vehicular access arrangements must include a turning feature to permit a motor car to turn around within the site, so that the vehicle can emerge from the site in a forward gear.

C 4.

Any subsequent reserved matters planning application must include details of sight lines and visibility splays for any vehicular access into and from the application site.

Note: The Highways Division of the Department of Transport have advised that a 2.4 m by 23 m visibility splay is required.

I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to Director of Planning and Building Control)

Decision Made : Permitted Date :

Signed : M. I. McCauley

Director of Planning and Building Control