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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/00650/B Applicant : Mr & Mrs Paul Wheeler Proposal : Creation of three residential plots including access and erection of a detached dwelling with attached garage on plot one Site Address : Field adjacent to Beechfield Glen Auldyn Ramsey Isle of Man

Case Officer : Mr Chris Balmer Photo Taken : 23.06.2106 Site Visit : 23.06.2106 Expected Decision Level : Planning Committee

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 16.01.2018 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved in relation to Plot 1 (Dwelling and associated works, brick paved access road, driveway and access onto Glen Auldyn Road) shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

C 2. Prior to any construction of the dwelling hereby approved in relation to Plot 1, the access shown on Penketh Millar drawing no 15 1146 6 REV TS date stamped 02/10/17 shall be constructed as shown and the visibility splays shall remain unobstructed at a height of 1.05m thereafter.

C 3. No development on Plot 1 shall take place until full details of soft and hard landscaping works for Plot 1 and the driveway have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting showing, type, size and position of each. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the tourist huts, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the hereby approved dwelling, whichever is the sooner. Details of the hard landscaping works include footpaths and hard surfacing materials and any

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fencing. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling hereby permitted.

Reason: To ensure the provision of an appropriate landscape setting to the development.

C 4. No development on Plot 1 shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.

Reason: In the interests of the character and appearance of the site and surrounding area.

C 5. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out on Plot 1, without the prior written approval of the Department.

Reason: To control development in the interests of the amenities of the surrounding area.

C 6. Application for approval of the reserved matters for Plots 2 & 3 shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved.

Reason: To avoid the accumulation of unimplemented planning approvals.

C 7. Plans and particulars of the reserved matters for Plots 2 & 3 referred to in Condition 6; shall include details of:

(a) Siting; (b) Design; (c) external appearance of the building[s]; (d) internal layout; (e) landscaping of the site; (f) the provision to be made for the parking and turning of vehicles within the site; (g) the surface treatment of any roadways and other parts of the site which will not be covered by buildings; and (h) existing and proposed ground and floor levels.

C 8. Within one month of the construction of the new access (as per the requirements of Condition 2) the existing field access shall be blocked up with a grass bank with hedgerow planting (details should be included within submitted landscaping plan required under condition 3) above to match the existing roadside hedgerow and retained thereafter.

Reason: In the interests of the character and appearance of the site and surrounding area.

Plans/Drawings/Information:

This approval relates to the submitted documents and drawings reference numbers 1, 2 REV B, 3 REV A, 4 REV A, and 6 all received on 2nd October 2017.

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Interested Person Status - Additional Persons

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It is recommended that the following persons should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):

o Manx Utilities

o The owners/occupiers of Auldyn Holme, Glen Auldyn, Ramsey (physically attached site);

o The owners/occupiers of Freshfield, Glen Auldyn (Dwelling is closet property to proposed dwelling on Plot 1);

o The owners/occupiers of Thie Ny Struan, Glen Auldyn, Ramsey (Opposite Plot 3 where the details of the dwelling are unknown at this stage and could substantially affect their amenities);

o The owners/occupiers of Garee Veg, Glen Auldyn, Ramsey (Opposite Plots 2/3 where the details of the dwelling are unknown at this stage and could substantially affect their amenities);

o The owners/occupiers of Gill Rhennee, Glen Auldyn, Ramsey (Opposite Plot 2 where the details of the dwelling are unknown at this stage and could substantially affect their amenities); and

o The owner/occupier of Ballymena, Glen Auldyn, Ramsey (Opposite Plot 2 where the details of the dwelling are unknown at this stage and could substantially affect their amenities).

It is recommended that the following persons should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):

o The owners/occupiers of 44 Overcombe Drive, Preston,Weymouth, Dorset (Executor of Fathers Will who lived at Freshfields) - (Since sold the property and have no interest in the site);

o The owner/occupier of Arua, Glen Auldyn, Ramsey - (details of Plot 1 which is closest to objector are known, and are not considered to substantially affect their amenities and do not comply with other matters within in Article 6(4));

o The owners/occupiers of Wheatstone, Glen Auldyn, Ramsey - (details of Plot 1 which is closest to objector are known, and are not considered to substantially affect their amenities and do not comply with other matters within in Article 6(4));

o The owners/occupiers of The Haven, Glen Auldyn, Ramsey- (details of Plot 1 which is closest to objector are known, and are not considered to substantially affect their amenities and do not comply with other matters within in Article 6(4));

o The owners/occupiers of Rose Villa, Glen Auldyn, Ramsey - (Do not comply with other matters in Article 6(4));

o The owners/occupiers of Ballagarrow House, Glen Auldyn, Ramsey - (Do not comply with other matters in Article 6(4)); and

o A Miranda Maxwell-Hyslop (address unknown and therefore do not comply with other matters in Article 6(4)). __

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Officer’s Report

THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE LOCAL AUTHORITY HAVE OBJECTED TO THE APPLICATION AND THE NUMBER OF OBJECTIONS RECEIVED, CONTRARY TO THE VIEWS OF THE PLANNING OFFICER.

1.0 THE SITE 1.1 The site represents the curtilage of a field (5 acres) located to the south and adjacent to Beechfield (within applicants ownership) within Glen Auldyn. The application site is located approximately 600 metres to the south of the road junction with the Glen Auldyn Road (B16) and Lezayre Road (A3). The site is located to the eastern side of the Glen Auldyn Road and has a total roadside frontage of approximately 155 metres in length. The roadside boundary is mainly made up of a sod bank with mature hedgerow above. There is also a single field gate accesses which current gain access to the site from the Glen Auldyn Road.

2.0 PROPOSAL 2.1 The application seeks approval for the creation of three residential plots including access and erection of a detached dwelling with attached garage on plot one. The single dwelling proposed would have a maximum width of 30.8 metres, a maximum depth of 23.8 metres, and a maximum ridge height of 9 metres. The proposal would be set a minimum distance of 56 metres east of Glen Auldyn Road.

2.2 The proposed dwelling is contemporary in design and finish set over two floors. The main aspect of the dwelling house is two storeys in nature, but includes a rear single storey outlet and also two single storey winged aspects to either gable end of the main dwelling house. The dwelling would be finished in a mixture of coloured render, traditional stone work and dark grey 'Marley Eternit' façade cladding. The roof would be finished with a dark blue/grey natural roof slate or "Met-steam" VM Zinc Quartz metal standing seam roof cladding. The windows and doors would be finished in high quality timber composite units with grey external aluminium cladding, double/tripe glazed units.

2.3 In terms of Plot areas; Plot one (includes the proposed single dwelling) the area is 2.62 acres; Plot 2 is 1.25 acres; and Plot 3 is 1.03 acres.

2.4 The application also proposed a new access onto the Glen Auldyn Road to the north- western corner of the site. This would serve all three plots via a new private brick paved driveway, which would run along the western boundary of the site and parallel with the Glen Auldyn Road; but be sited behind the existing roadside boundary hedgerow. The existing field gate access would be blocked up.

2.5 The application also proposes landscaping to reinforce the existing roadside boundary (west), but also along the boundaries of the three plots (north, east and south).

3.0 PLANNING POLICY 3.1 The application site is within an area designated as being an area of "Proposed - Low Density Housing in Parkland" (LDHP), under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, nor within an area zoned as High Landscape or Coastal Value and Scenic Significance.

3.2 Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:-

3.3 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;

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(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."

3.4 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 (General Policy 2) of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive''.

3.5 Transport Policy 4 states: "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan."

3.6 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."

3.7 Environment Policy 13 states: "Development which would result in an unacceptable risk from flooding, either on or off-site, will not be permitted."

3.8 Planning Circular 8/89 - Low Density Housing in Parkland needs to be taken into consideration when determining the application. Paragraph 3 of this policy states:- "Areas of existing low density housing in parkland (marked "PE" - Private Estates - on the Development Plan) are usually characterised by fine buildings and mature trees standing in landscaped grounds. Whether in the towns or the countryside, such sites make a positive contribution to public amenity. In terms of development potential, they may be classified into (a) those which are clearly within the built areas of the Island's Towns and Villages, and (b) those which are not.

In the case of (a), Where residential development could take place without any tree-felling and without any diminution of the public amenity value of the landscape, development in accordance with the criteria set out in (4) below may be permitted.

In the case of (b), The erection of further dwellings will only be permitted in exceptional circumstances

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Paragraph 4 goes on to state:-

Areas proposed for development as Low Density Housing in Parkland may be developed in accordance with the following criteria:-

(a) buildings must be substantial, and designed and finished to the highest quality; and

(b) each dwelling must be sited in at least 1 acre (0.4 ha) of its own grounds, such as to sit comfortably and naturally in a landscaped setting which acknowledges existing ground contours and existing trees.

Any specific policies included in the relevant Local Plan must also be observed.

Satisfactory provision of services and access will, of course, also be required."

4.0 PLANNING HISTORY 4.1 The previous planning applications are considered relevant in the assessment and determination of this application:-

4.2 Variation of condition 4 of approved service reservoir (10/00953/B) to allow amendment to roof finish - 10/01738/B - APPROVED

4.3 Construction of a service reservoir and creation of temporary track and access - 10/00953/B - APPROVED

4.4 For information the two above applications; the application site served as a site compound and used the existing filed gate for an access to the compound. Further a access track ran through the site to the service reservoir which was being constructed above Glen Auldyn. It should also be noted that a main water pipe runs though Plots 2 & 3 and the rear corner of Plot 1.

5.0 REPRESENTATIONS 5.1 It should be noted that there have been three sets of amended plans advertised.

5.2 Lezayre Parish Commissioners have recommended an refusal to the application for the following reasons:-

(11.10.2017) - Note the new scheme reduced the height of the building to two storeys, but it is still considered the style is out of keeping with other properties in the area.

(03.03.17 & 11.07.16) - Not in keeping with the surrounding properties, over development of the plot and the driveway is also not in keeping as it does not follow the country land feel of the Glen Auldyn Road.

5.3 Highway Services do not objection making the following comments (09.01.2017): "Following inspection of amended drawings date stamped 2/10/17 indicating visibility to the right at the apex of the bend Highway Services does not oppose this application subject to the following conditions:

1. Prior to any construction the access shown on Penketh Millar drawing no 15 1146 6 date stamped 2/10/17 shall be constructed and the visibility splays shall remain unobstructed at a height of 1.05m thereafter."

5.4 Manx Utilities initially raised concerns (19.07.17, 21.02.17 & 21.03.17) relating to flooding and sought a Flood Risk Assessment. However, following discussions including

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additional information being provided, a topographic survey of the site being provided; Manx Utilities no longer object to the proposal (02.08.17).

5.5 Arboricultural Officer - Forestry, Amenity and Lands Directorate (DEFA) has no objection to the application, commenting that the removal of trees will not a significant visual impact upon the area, but recommends a landscaping plan be submitted for additional tree planting (22.06.2016).

5.6 As stated previously, the current set of plans are the third scheme and therefore a number of local representations have been submitted for each of the three amended schemes. Accordingly, the following comments are summarises of the most pertinent points made by each representation to the current scheme.

5.7 The owners/occupiers of Wheatstone, Glen Auldyn, Ramsey have objected to the current scheme (received on 10.11.2017) which can be summarised as: the design and size of the dwelling is totally out of keeping with the surrounding properties and that of the glen; little difference in the change of height from three to two storeys; proposal will still tower over existing properties; lack of privacy; proposal gives the impression that the filed will not flood, but does not take into account the amount of water which will come off the hill; flood water will go down the road due to the size of the footprint. Further comments (04.07.2016 & 02.03.2017) have also been made of the previous two schemes (now superseded) although the following is still relevant; comments that drainage ditch has needed to be constructed to the corner of the site due to water running down the hillside to the rear gardens of Hunters Moon and Auldyn Holme and standing water can be found in the field during most of the winter.

5.8 The owners/occupiers of Gill Rhennee, Glen Auldyn, Ramsey have objected to the current scheme (received on 31.10.2017) which can be summarised as: contrary to IOM Strategic Plan as it fails the strategic aim of "preserve, protect or improve the quality of the environment"; does not " protect the individual character and identity of settlements" nor "protect those green spaces in built areas which contribute positively to public amenity"; or "protect the countryside and coastal areas for their own sake"; Contrary to Planning Policy Statement 2/09 (The Role of Landscape Character in Development 2009) as it would not integrate into the landscape, does not reflect local building materials and styles; is not an appropriate scale, does not relate well to existing buildings; is not well integrated with the surrounding landscape; Contrary to the 1982 Strategic Plan as there is sufficient land elsewhere with approval, the scheme does not have adequate access to the site and the capacity of the road does not suit the additional traffic; does not presser an attractive environment by ensuring contrasting space between buildings; the location of the buildings is not as far out of sight as possible; the development obstructs an exceptional view of the countryside to the historic Albert Tower; Contrary to Planning Circular 8/89 The development cannot take place without tree felling, diminution of the public amenity value of the landscape, at least one dwelling is not sited in at least 1 acre of its own grounds; none of the buildings sit comfortably and naturally in a landscape setting which acknowledges existing ground contours and existing trees; and there is a precedent of rejecting applications for buildings in parkland with similar characteristics to this build. Further comments (03.03.2017 & 04.10.2016) have also been made of the previous two schemes (now superseded), although the following is still relevant; Indicative Flood Map Sulby River clearly shows that the whole of the fields are subject to a 1 in 100 year flood risk; site has suffered flooding in February 2011 and more recently (2015) the road was washed out with properties flooded further downstream and the site was sodden and run off coming on to the road.

5.9 The owners/occupiers of The Haven, Glen Auldyn, Ramsey have objected to the current scheme (received on 30.10.2017) which can be summarised as: not in keeping with the housing stock in area; majority of houses are older buildings, with only a few more modern builds but these seem far less dominating than those proposed on this plot; still concerns with height of dwelling, with the roof ridge not being significantly lowered, even with the dwelling

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reducing from three to two storeys; and there the proposal remains imposing and inappropriate to this rural setting. Further comments (28.02.2017 & 07.07.2016) have also been made of the previous two schemes (now superseded) although the following is still relevant; the site has always been private farmland rather than description of parkland; and no objection to the are being developed for housing, but would have hoped that any buildings would be sympathetic to their surroundings and blend in with the more traditional housing already.

5.10 The owners/occupiers of Freshfield, Glen Auldyn, have objected to the current scheme (received on 23.10.2017) which can be summarised as: loss of privacy and loss of light by dwelling on plot 1 to our rear garden and east facing window; we do not fell the scale of the building and number of plots is balanced to meet with Circular 8/89; two existing mature need to be felled which is contrary to part 4, par 16 of the 1982 Development Plan Order; accept each plot exceed the minimum area (1 acre) required, but we do not feel achieving the minimum ground plot size should take precedence over the overall scenery and positive contribution to public amenity that development guidance outlines; and consider three significant buildings on this size of development will come to dominate rather than be sympathetic to the landscape. Further comments (03.03.2017) have also been made of the previous scheme (now superseded) although the following is still relevant; noted standing water at the proposed access and to the rear of the field, which we believe indicates the area does hold water and acts as a flood plain.

5.11 The owners/occupiers of Rose Villa, Glen Auldyn, Ramsey have objected to the current scheme (received on 18.10.2017) which can be summarised as: Site is the last untouched are of old Manx landscape along our stretch; it is planning's responsibility to conserve what is worthy of conservation on our island; applicants themselves have previously objected to a much smaller scheme along the Glen on the grounds of that development impacting the character and appearance of the glen resulting in an over development. Further comments (20.02.2017 & 01.07.2016) have also been made of the previous two schemes (now superseded) although the following is still relevant; concerns of increase in traffic generated by the development; and no logical reasons or need to destroy the nature of the above, well-loved and very focally important glen field.

5.12 The owners/occupiers of Auldyn Holme, Glen Auldyn, Ramsey have objected to the current scheme (received on 17.10.2017) which can be summarised as: relieved the proposal has been reduced from three to two storey but the main issue remains the height of the plan in such close proximity, given there would be windows facing down into our adjoin property; dwellings appeared to be squeezed into site to maximise profit; a development of two houses would allow them to be better situated thereby intruding less on the neighbours; and concerned with the "screening" proposed along our boundary to our fruit garden and orchard, we would be very concerned if no restrictions were placed on the type of screen, particularly that no Leylandii hedge should be allowed along our boundary. Further comments (21.02.2017 & 30.06.2016) have also been made of the previous two schemes (now superseded) although the following is still relevant; do not oppose the low density housing in principle, although seems a shame that the one and only decent piece of viable agricultural land in the whole Glen should be lost.

5.13 The owner/occupier of Ballymena, Glen Auldyn, Ramsey has objected to the current scheme (received on 09.10.2017) which can be summarised as: permission for 4 houses has already turned green fields into a complete eyesore and nothing has been done; is the same going to happen to the beautiful farmlands in Glen Auldyn. Further comments (03.05.2017) have also been made of the previous scheme (now superseded) although the following is still relevant; in Glen Auldyn Road is narrow not designed for heavy traffic and is used by dog walkers and children; the road is not in good condition; Glen Auldyn is being ruined by the green fields and farmlands being taken away for new housing; if approved there could be 11 new houses that could be built in Glen Auldyn; and strongly object to any new development in in Glen Auldyn.

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5.14 The owners/occupiers of Garee Veg, Glen Auldyn, Ramsey have objected to the previous two schemes (received on 02.03.2017 & 08.07.2016) which can be summarised as: plans do not take into account the surrounding area and are completely incongruous to the character of the glen; the development is unnecessary and does not add to the beauty of the environment; caused by the amount of water displacement this will cause and that the redesign the properties to combat a potential flood risk only emphasises that it is not an appropriate place to build; the three storey dwellings height, size and design of dwellings are out of keeping with the area; and the Glen Auldyn Road is narrow not designed for heavy traffic and is used by dog walkers and children. No comments were received for the current scheme.

5.15 The owners/occupiers of Thie Ny Struan, Glen Auldyn, Ramsey have objected to the second scheme (received on 21.02.2017) which can be summarised as: size and design of properties are not in keeping with dwelling already in area; design of properties look more like a business park, and they will obscure our view of the surrounding hills and countryside and overlook nearby properties. No objection to new bungalows or similar low level dwellings being built. No comments were received for the current scheme.

5.16 A Miranda Maxwell-Hyslop (address unknown) objected to the initial scheme (received on 20.06.2016) ) which can be summarised as: Beechfield and the old properties next to still feel part of something integrally Manx, part of the old history and atmosphere of the Glen Road; properties and atmosphere and open spaces that actively benefit peoples experience of the place; if the beautiful old places become overdeveloped and their atmosphere destroyed, then what benefit does that serve to anyone; bit by bit the Manx countryside is being destroyed then one might as well live on the mainland; changing the field to residential would detrimental affect both the look and the atmosphere of the place; proposed paved lane is something you would find in a private city housing development compared to normal tracks and lanes which lead to farms; and please do not allow the senseless swallowing up of a lovely field that is part of the true old nature of the glen road and which actively contributes to the experience and positive nature of place. No comments were received for the current scheme.

5.17 The owners/occupiers of 44 Overcombe Drive, Preston,Weymouth, Dorset (Executor of Fathers Will who lived at Freshfields) have objected to the initial scheme only (received on 28.06.2016) which can be summarised as: the size of the three properties is totally obtrusive; three storey dwelling would dominate Freshfields; damage the rural character of the glen; loss of privacy; should be a minimum of two storeys; the use of semi-flat roofs should not be allowed; if any windows within the southeast elevation these should be obscure glazed; and boundary fence should be no higher than the legal limit. No comments were received for the current scheme.

5.18 The owners/occupiers of Ballagarrow House, Glen Auldyn, Ramsey have objected to the initial scheme only (received on 06.06.2016) which can be summarised as: glen road already struggles with traffic; three storey dwelling has a upper floor window will look directly into our master bedroom window resulting in a loss of privacy; and such development would be detrimental to the character and appearance of the area. No comments were received for the current scheme.

5.19 The owner/occupier of Arua, Glen Auldyn, Ramsey has objected to the initial scheme only (received 08.07.2016) which can be summarised as: the property is out of character for the area; no consideration of houses immediately adjacent or opposite which are all bungalows/dormer bungalows; proposed development will overshadow dwellings and gardens; and design does not appear to be attractive, sympathetic design. No comments were received for the current scheme.

6.0 ASSESSMENT

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6.1 Given the land-use designation and the type of development the following elements are relevant to consideration in the determination of this application; (a) principle of development; (b) potential impact upon the visual amenities of the area; (c) potential impact upon neighbouring amenities; (d) potential impact upon highway safety; and (e) potential drainage/flooding concerns.

PRINCIPLE OF DEVELOPMENT 6.2 As indicated within the 'Planning Policy' section of this report, the site is designated as "Proposed - Low Density Housing in Parkland" (LDHP), under the Isle of Man Development Plan Order 1982'; therefore it is considered that the principle of residential development is acceptable on this site. However, further material planning matters as indicated previously need to be considered, to determine if the principle of potential three dwellings on the site is appropriate. It is also noted that a number of planning applications for new dwellings have been approved along the Glen Auyldyn Road under the same land use designated of "Low Density Housing in Park Land".

POTENTIAL IMPACT UPON THE VISUAL AMENITIES OF THE AREA 6.3 Firstly, it is noted that only Plot 1 has a detailed design and siting of a dwelling, the remaining two plots only have indicative siting of the respective two dwellings shown. However, it is considered the information submitted at this stage is sufficient to determine whether the dwelling on Plot 1 is appropriate and also whether the principles of the two further dwellings on Plots 2 & 3 are also appropriate.

6.4 It needs to be acknowledged the requirements of Planning Circular 8/89 which are indicated within the Planning Policy section of this report, specifically paragraph 4 as the site is designated as "Proposed - Low Density Housing in Parkland", rather than "Existing - Low Density Housing in Parkland".

6.5 Regarding the requirements of paragraph (a); only the dwelling on plot 1 can be determined at this stage, given Plots 2 & 3 only deal with the principle of the plots at this stage. A further reserved matters application would consider the overall design, size, siting, finishes etc of the two remaining dwellings. However, in terms of the dwelling proposed on Plot 1 a determination can be made now.

6.6 As outlined in paragraph (a) any dwelling must be substantial, and designed and finished to the highest quality. Further to these essentially design brief for the sites; Housing Policy 6 indicates that sites designated for residential development; "must be undertaken in accordance with the brief in the relevant area plan" i.e. the IOM Development Plan Order 1982. Further Housing Policy 6 indicates that such briefs will encourage good and innovative design, and will not be needlessly prescriptive.

6.7 The proposed dwelling is a substantial dwelling as required by the Circular, and is considered to be of an innovative design of contemporary design of high quality finish. Design is a very subjective matter and clearly from a number of local objections received, there is concern with the more modern approach.

6.8 However, the dwellings within Glen Auldyn vary in size and design, ranging from large sprawling modern bungalows (on land designated as LDHP - Ambleside & Grainane), Manx traditional single/two storey farmhouses & cottages, to more modern two and single storey properties. The plots of dwellings within Glen Auldyn also vary in size greatly. There have also been more recent planning approvals for a total of three dwellings PAS 15/01330/B & 17/00974/B) which have yet to be developed, but which also had a more contemporary design. There is also planning permission for four more dwellings on land designated as LDHP; three of which where large Georgian styled dwellings (12/00246/B) and the fourth a large single/two storey property with a traditional form (i.e. pitched roof), but with contemporary fenestration with large gable end windows (15/00804/B). There is also a similar dwelling adjacent to

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Riverside which is near completion (14/01239/B), which again has a more contemporary design in terms of large glazed windows, but with a traditional form. Accordingly, as demonstrated the architectural styles, size of dwellings, plot sizes along the Glen Auldyn Road vary greatly.

6.9 Due to this mixture of designs of properties along the Glen Auldyn Road, it is difficult to pin point a particular design. It should be noted that General Policy 2 states that any development should; "respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them." It is considered the more contemporary approach is acceptable on this site, and along Glen Auldyn Road, given similar approaches being previously approved; but also and perhaps more importantly would represent the on-going evolution of building design along Glen Auldyn Road which has been continually added too over a many years.

6.10 It is accepted that in terms of scale and size the proposal would be larger than the properties immediately adjacent to and opposite to the site; however, this situation is not unique, along Glen Auldyn Road, where there are more modest properties immediately adjacent to large properties which are set in larger grounds. Further, it needs to be acknowledged that the designation of the site as LDHP was adopted when the existing properties in the area existed and therefore with the land use designation and the requirements of the Planning Circular 8/89 that any dwelling needed to be substantial and set in large grounds; then it was accepted this situation would occur of larger properties set adjacent to small existing properties.

6.11 In terms of the requirements of paragraph (b); each dwelling is located within a plot of land that complies with the minimum size of 1 acres (0.4 hectares), Plot 1 being the largest at 2.62 acres, Plot 2 1.25 acres & the smallest Plot 3 1.03 acres.

6.12 Furthermore, each dwelling is set back a substantial distance from the local highway (at closest points): Plot 1 - 56 metres; Plot 2 - 52 metres; and, Plot 3 - 31 metres (noting plot 2 & 3 are only indicative at this stage). In terms of spaces between each of the dwellings, these would be between 17m and 23m. Plot 1 would retain a space of 34.5m between itself to the existing neighbouring property 'Freshfield' which is the closest existing property to any of the proposed dwellings.

6.13 The proposals to retain all existing trees, with the exception for two roadside trees which Forestry Division have no objection to their removal. The submission also proposes to plant substantially more trees and further planting within each plot. There is also the potential scope to plant even more trees/landscaping if considered appropriate and a landscaping condition is considered appropriate should the application be approved. The site is relatively flat and therefore the dwelling sit comfortably with the existing ground contours of the site.

6.14 During pre-application discussions it was the applicants wish to retain the majority of the existing roadside hedgerow, which the department is in full support of. Currently, given the height and size of the hedgerow, most public views of the site and beyond are screened from the glen road; however results in an attractive hedge line along the entire frontage of the site. The exceptions are the general cut back of a section of the existing hedge so the minimum 1.05m height of un-obstructed view can be maintained for the required visibility splays and secondary from the existing field gate; where views can briefly be obtained of the site and the hills beyond when passing the site. With the exception of the area where the new access would be created, the remaining hedgerow is proposed to be retained. The existing field gate access is also proposed to be blocked up and sod bank and hedgerow planted. The submission proposes a private driveway set behind the existing roadside hedge, which would run along the majority of the roadside boundary (approximately 95m in length), to serve the three properties. Between the existing roadside hedgerow and the new driveway it is proposed to plant further reinforced planted belt behind.

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6.15 Overall, it is consider the proposed design, size, proportion, form and finishes would be appropriate in this location within Glyn Auldyn and would comply with Planning Circular 8/89, General Policy 2 and Housing Policy 6 of the IOM Strategic Plan.

POTENTIAL IMPACT UPON NEIGHBOURING AMENITIES 6.16 Generally when considering potential impacts of a development upon neighbouring amenities the key considerations are loss of light, overbearing impacts upon outlooks and/or overlooking resulting in a loss of privacy. These are considered the main aspects for consideration with regard to this application.

6.17 The properties most likely to be affected by the dwelling on Plot 1 (impacts of dwellings on Plots 2 & 3 will be considered at any future Reserved Matters application) would be 'Freshfield' which would be approximately 34.5m away (corner to corner). The main elevation of the dwelling on Plot 1 faces away from this property. There are three first floor windows within the side elevation (south-east) of the new dwelling which would have some angled views towards this property, but these are approximately 40m+ away. A generally guide is that a 20m gap should generally be retained between direct facing windows. However, given the windows are not directly looking towards the neighbouring property and the distance would be double that of the general guide; there would not be any significant overlooking to warrant a refusal. Again given the distance retained between the two properties; the height & design of the dwelling; siting of the property being to the northeast of the neighbouring property; and the suns orientation (east to west) there would be no significant impacts of loss of light and/or overlooking to warrant a refusal.

6.18 In terms of impacts upon the other properties in the area, namely the properties to the west of Plot 1 and on the opposite side of the Glen Auldyn Road; again the substantial distances between the proposed dwelling and these properties (closest being The Haven & Wheatstone being 72m+ away) it is not considered the proposed dwelling would have any significant impacts upon residential amenities to warrant a refusal.

6.19 POTENTIAL IMPACTS UPON HIGHWAY SAFETY 6.20 The main issues are whether the proposed new access is suitable to enable vehicles to exit and enter the site in a safe manner and second whether the Glen Auldyn Road can accommodate the traffic generated by the development.

6.21 In relation to these matters the Planning Directorate has sought advice from DOI Highway Services. They have confirmed that following inspection of amended drawings date stamped 2/10/17 (Drawing 2REVB) which indicates the visibility to the right at the apex of the bend, Highway Services does not oppose this application subject to a condition which seeks to retain the visibility splays as shown on the submitted plan. Highway Services do not raise any other objections, nor object to the traffic generated by the development upon the Glen Auldyn Road by the proposals.

6.22 In terms of parking provision each dwelling is required to have at least two off road parking spaces each. This is easier achieved; the dwelling on Plot 1 has a double garage and double carport and a large driveway. Again while no detailed design of Plots 2 & 3 at this stage, the sizes of the plots are such that two off road parking spaces can be accommodated.

6.23 Overall it is considered from a highway perspective the proposals would comply with General Policy 2 and Transport Policy 4 & 7 of the IOM Strategic Plan.

POTENTIAL FLOODING CONCERNS 6.24 A number of local residents have raise concerns of flooding concerns. This was initially a concern of Manx Utilities who initially raised concerns that from their recently completed flood maps (still in draft form), it was initially indicated that the majority; if not all, of the 5

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acre site was within a flood risk area and that the loss of flood storage area could increase flooding to the existing properties nearby.

6.25 The applicants where somewhat unfortunate that when the very first initial scheme was produced the applicants used the flood maps of the time, which indicated that very little of the site was a flood risk. However, following the submission of the application, the new 'draft flood maps' where being prepared by Manx Utilities and from there initial findings they believed the majority of the site flooded.

6.26 In response to this the applicants completely re-designed the scheme to take this flooding issues into account, which included a three storey dwelling (as per original scheme) but with the ground floor no being proposed for living accommodation, but for garaging/storage etc. The scheme also included the introduction of flood prevention measures and also large vegetated swales for each plot and permeable paved driveways. Manx Utilities still had concerns with this second scheme, due to the development of the site which has a flood risk.

6.27 Further to this concern, the applicants cooperated with Manx Utilities, and submitted topographical data of the site which was also added to the date that Manx Utilities had also collected in the nearby river channels, on the bank tops and on the flood plain and all the date was inputted to the hydraulic modelling system to improve the accuracy of the flood modelling. As indicated by Manx Utilities (emailed dated 29th June 2017) the benefits of this additional date was "more accurate channel capacity, better representation of interactions between channel and floodplain, as well as more explicit account of floodplain topography and possible floodplain flood routes and storage areas.".

6.28 Manx Utilities conclude that:

"As a result of the improved modelling, our understanding of the degree of flood risk from Glen Auldyn River has changed, and Manx Utilities intend to issue a new flood risk map in due course. Model results have indicated that the degree of flood risk for the proposed development is less than previously thought and only the proposed access routes at the north- west corner of the site are shown to be at risk from fluvial flooding. The modelling has also indicated that the development will not increase the risk of flooding elsewhere."

6.29 It is noted that since these comments the recently adopted flood maps (November 2017) indicate what Manx Utilities concluded that only the access onto the Glen Auldyn Road is within a flood risk of the proposed development.

6.30 Accordingly, given the considerable investigation by Manx Utilities and their subsequent conclusion that the development does not "increase the risk of flooding elsewhere" it is considered the proposal would be acceptable from a flooding point of view and therefore comply with Environment Policy 13 of the IOM Strategic Plan.

7.0 CONCLUSION 7.1 Overall, it is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2016), and The Isle of Man Development Plan Order 1982, Planning Circular 8/89 - Low Density Housing in Parkland and for the reasons set out in this report, it is recommended that the application be approved.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;

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(c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.

8.2 The Planning Committee must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

8.3 The Department of Environment Food and Agriculture - is responsible for the determination of planning applications. As a result, where officers (Arboricultural Officer - Forestry, Amenity and Lands Directorate) within the Department make comments in a professional capacity they cannot be given Interested Person Status. __

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : Permitted

Committee Meeting Date: 29.01.2018

Signed : C Balmer Presenting Officer

Further to the decision of the Committee an additional report

YES/NO See below

PLANNING COMMITTEE DECISION 29.01.2018

Application No. :

16/00650/B Applicant : Mr & Mrs Paul Wheeler Proposal : Creation of three residential plots including access and erection of a detached dwelling with attached garage on plot one Site Address : Field adjacent to Beechfield Glen Auldyn Ramsey Isle of Man

Presenting Officer : Mr Chris Balmer

Addendum to the Officer’s Report

At the meeting of the Planning Committee on the 29th January 2018, it was noted that the recommended condition 2 required a reason for its inclusion relating to highway safety.

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Additionally, Condition 3 contained a typographical error and it was agreed that the word dwelling be substituted for the words tourist huts.

Conditions of Approval

C 1. The development hereby approved in relation to Plot 1 (Dwelling and associated works, brick paved access road, driveway and access onto Glen Auldyn Road) shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

C 2. Prior to any construction of the dwelling hereby approved in relation to Plot 1, the access shown on Penketh Millar drawing no 15 1146 6 REV TS date stamped 02/10/17 shall be constructed as shown and the visibility splays shall remain unobstructed at a height of 1.05m thereafter.

Reason: In the interests of highway safety.

C 3. No development on Plot 1 shall take place until full details of hard and soft landscaping works for Plot 1 and the driveway have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting showing, type, size and position of each. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the hereby approved dwelling, whichever is the sooner. Details of the hard landscaping works include footpaths and hard surfacing materials and any fencing. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling hereby permitted.

Reason: To ensure the provision of an appropriate landscape setting to the development.

C 4. No development on Plot 1 shall commence until a schedule of materials and finishes and samples of the materials to be used in the construction of the external surfaces, including roofs, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.

Reason: In the interests of the character and appearance of the site and surrounding area.

C 5. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out on Plot 1, without the prior written approval of the Department.

Reason: To control development in the interests of the amenities of the surrounding area.

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C 6. Application for approval of the reserved matters for Plots 2 & 3 shall be made to the Department before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved.

Reason: To avoid the accumulation of unimplemented planning approvals.

C 7. Plans and particulars of the reserved matters for Plots 2 & 3 referred to in Condition 6; shall include details of:

(a) Siting; (b) Design; (c) external appearance of the building[s]; (d) internal layout; (e) landscaping of the site; (f) the provision to be made for the parking and turning of vehicles within the site; (g) the surface treatment of any roadways and other parts of the site which will not be covered by buildings; and (h) existing and proposed ground and floor levels.

C 8. Within one month of the construction of the new access (as per the requirements of Condition 2) the existing field access shall be blocked up with a grass bank with hedgerow planting (details should be included within submitted landscaping plan required under condition 3) above to match the existing roadside hedgerow and retained thereafter.

Reason: In the interests of the character and appearance of the site and surrounding area.

Plans/Drawings/Information

This approval relates to the submitted documents and drawings reference numbers 1, 2 REV B, 3 REV A, 4 REV A, and 6 all received on 2nd October 2017.