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Application No.: 19/00592/B Applicant: Mr Peter Bruce Proposal: Erection of a detached dwelling and garage within grounds of Strathallan House Site Address: Strathallan House (Formerly Calvary House) Strathallan Road Onchan Isle Of Man IM2 4PN Planning Officer: Miss Lucy Kinrade Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 09.06.2020 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
This application has been recommended for approval for the following reason.
The proposal will make best use of land within an existing town centre without resulting in any adverse impacts or unacceptable harm to the open space designation, to the amenities of neighbours and without significant adverse visual impact to the general residential context of the site and surroundings. The proposal is considered acceptable in terms of highway impacts subject to conditions requiring gradients and provision of access and driveway, and parts of the Permitted Development Order revoked.
Plans/Drawings/Information;
This approval relates to drawing numbers 1, 2, 3, 4, 5, 6, 7, 8 and supporting design statement all dates stamped and received 22/05/2019, and an email from the applicant dated 02/04/2020 containing photographs and design statement amendments.
_______________________________________________________________ Interested Person Status – Additional Persons
It is recommended that the owners/occupiers of the following properties 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):
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PROPOSAL IS CONTRARY TO THE LAND USE DESIGNATION AND DEVELOPMENT PLAN AND IS RECOMMENDED FOR APPROVAL
1.1 The application site comprises the residential curtilage of Strathallan House sitting on a steep sloping corner plot where Strathallan Road and Summerhill Road meet. The existing property sits at the highest northern end of the site and has a split level two storey design with vehicle access achievable from both Strathallan Road and from Summerhill Road. - 1.2 Within the sloping site and adjacent to the lower Summerhill Road access is a large areas of off road hardstanding and an existing detached hipped roof triple garage. Beyond the paved hard standing to the south of the site is sloping shrub land which descends steeply towards the promenade and to the rear of properties of Strathallan Crescent fronting Douglas Promenade. This sloping shrub land is colonised by dense vegetation and a number of trees. - 1.3 Due to the topography of the site and surroundings the existing triple garage sits at a level slightly lower than the existing Strathallan House, and also below the level of the adjacent neighbour Cliff Cottage Bungalow. - 1.4 The entire site is designated on the Douglas Local Plan as Private Woodland, and was the historic site of the former Calgary Glen. PA 17/00769/A was recently approved in principle for the erection of a dwelling within the grounds of the main house. The report for the application concluded that the proposed siting of the dwelling predominantly within the existing driveway area of established residential curtilage (although also occupying part of the sloping shrub land) would help to safeguard, in the most part, the open space designation of the lower shrub land, and would not unacceptably jeopardised the land use designation or undermine the Local Plan or draft Area Plan for the East.
2.0 THE PROPOSAL - 2.1 The current application is a full application for the demolition of the garage and erection of a new dwelling. The application includes the introduction of a new curtilage between the site and Strathallan House and the creation of a separate vehicular access and driveway. Proposed Dwelling - 2.2 The proposal dwelling is to sit within the existing paved driveway area and is to form a rotated 'L' shape on the site, 24.3m along the southern side x 26.1m along the eastern side and 8m deep. - 2.3 The proposed dwelling is to sit approx. 1.2m back from the kerb edge on the southern (shrub land) side, this 24.3m stretch of the dwelling is to be single storey flat roof throughout with a roof terrace nearest the eastern corner. Running directly up the eastern boundary the proposed dwelling is to be two storey with a single storey garage nearest Strathallan House. - 2.4 Each single storey flat roof element is to be 3.5m high and finished in a GRP roof finish. The two storey section is to be 14m long and with a height 6.5m to eaves and finished with a 20 degree pitched roof with a central ridge 8m high. - 2.5 The south elevation facing towards Douglas promenade is to comprise two large patio doors and four large windows. The elevations facing into the site are also proposed to include a number of large windows across ground and first floor, a large double garage door nearest Strathallan House and a predominantly glazed entrance porch in the corner. The rear elevation facing Cliff Cottage is to comprise 8 windows throughout each floor the majority of which are to serve the internal hall way circulation space or WC's, the first floor windows are to be installed in obscure glazing. - 2.6 The end gable opening onto the roof terrace is to be fully glazed marrying with the apex of the roof. The 5.8m edge of the terrace nearest Cliff Cottage is to have a small wall and obscure glazed privacy screen above
3.0 PLANNING HISTORY - 3.1 The application site has been subject to a number of previous planning applications, most recent and relevant in the case of this application are PA 18/00869/B for alterations and extensions to the Strathallan House and PA 17/00769/A for the approval in principle (AiP) for the erection of a new dwelling within the grounds of Strathallan House. The latter AiP application for a new dwelling sought to address the siting and means of access. A significant element of the application was the potential loss of land designated on the Douglas Local Plan as Open Space. Plans submitted for the application outlined a potential design for the dwelling being a monopitch two storey design but cut into the slop of the hill as to appear single storey from within the site and in order to limit impact on the adjacent neighbours. The officer report summarises the assessment of the application in paragraph 6.12 as: - 3.2 "6.12 Throughout the process of the application the applicant and the agent has sought to revise the scheme to meet with the concerns of the Department for the change of use of the Open Space. Minded that the new dwelling is now sited within the extents of the existing established residential curtilage and the red line removes the lower open space of the site it is considered that the development will have a limited impact on the loss of the designated open space as per the DLP and will harmonise with the designations as set out in the draft area plan for the east. The proposal will utilises the sloping topography of the site to allow for the provision of a reasonably sized dwelling with sufficient amenity space while maintaining a low level design limiting visual impact on the immediate adjacent neighbours and the main highway. The proposed dwelling will be provided with its own access adjacent to the existing access for Strathallan House, the works require the modification of the existing stone wall to ensure highway safety and visibility which has been considered acceptable by Highway Services." - 3.3 Highway Services commented on the 2017 application stating that the visibility splays shown were acceptable but that conditions be added ensuring their provision unobstructed and that suitable parking and manoeuvring/turning space be provided for two cars off the road to ensure entrance and exit of the site in a forward gear, and that site gradients were suitable for pedestrians and disabled access. - 3.4 The application was approved with the relevant reserved matters conditions applied, and conditions relating to the access and the revoking of the PDO: "C1. The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013.
C2. Application for approval of the reserved matters 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.
C3. Notwithstanding the submitted illustrative drawings, approval of the details of design, external appearance of the dwelling, internal layout, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced; these details shall include but are not limited to: -
Reason: To comply with the Town and Country Planning (Development Procedure) (No.2) Order 2013, this is an approval in principle and these matters require detailed consideration by the Department in accordance with Strategic Policy 5 and General Policy 2.
C4. The access and visibility splays identified on drawing 5B; shall be constructed in accordance with the approved plans prior to the commencement of any other works for the development of the dwelling, and the splays kept permanently clear of any obstruction exceeding 1050 mm in height above adjoining carriageway level thereafter.
Reason: In the interests of highway safety and to ensure the suitable provision of access in order to facilitate development.
C5. 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, without the prior written approval of the Department.
Reason: To control development in the interests of the amenities of the surrounding area."
4.0 PLANNING POLICY - 4.1 The site lies within an area designated as 'Open Space Private Woodland' on the Douglas Local Plan of 1998. The draft Area Plan for the East published on 25th May 2018 identifies the site are being two separate uses, the lower section nearest the promenade being 'Open Space' and the upper area the existing dwelling and hard standing being designated as 'Residential'. The site is not part of the Douglas Promenades Conservation Area. - 4.2 The application is not a Reserved Matters (REM) application following from the 2017 AiP, although it would be reasonable to state that the outcome of the 2017 AiP establishes acceptability for residential development at the site and on land zoned as 'Open Space', so long as it is contained within the existing established residential area (existing paved hardstanding), and also minded that an REM application could be submitted here up until 03/07/2020.
4.3 Given the above the assessment of the current, full detailed, application shall be considered against those relevant polices of the IOM Strategic Plan 2016 referred to below which seek to direct development towards existing town centres, make efficient use of previously developed land and ensuring it meets with the general standards towards development as set out in General Policy 2. - 4.4 In addition to those relevant policies of the Strategic Plan consideration shall also be given to the recently released Residential Design Guide which sets out a number of rules of thumbs in considering neighbouring amenity and general approaches to design. STRATEGIC PLAN POLICY - 4.5 Strategic Policy 1: Development should make the best use of resources by:
4.6 Strategic Policy 5: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies." - 4.7 Environment Policy 3: "Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value." - 4.8 Recreation Policy 2: "Development which would adversely affect, or result in the loss of Open Space or a recreation facility that is or has the potential to be, of recreational or amenity value to the community will not be permitted except in the following circumstances:
4.9 General Policy 2: "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:
4.10 As a general principle, development should accord with the Strategic Aim which is: "To plan for the efficient and effective provision of services and infrastructure and to direct and control development and the use of land to meet the community's needs, having particular regard to the principles of sustainability whilst at the same time preserving, protecting, and improving the quality of the environment, having particular regard to our uniquely Manx natural, wildlife, cultural and built heritage."
RESIDENTIAL DESIGN GUIDE 4.11 "2.2.2 New residential development should be informed by the best qualities of our existing residential areas. However, this does not mean that all new residential developments should seek to replicate the appearance of older ones, and good quality contemporary design is encouraged. Nevertheless, it is important that the design of new residential developments, including their scale (including height), form, layout/orientation, and detailed design (including the materials used) is informed by and respects both the nature of the development site and the character of the neighbouring buildings and surrounding area."
4.12 "3.2.2 Extensions should generally have the same roof pitch (angle) and shape as the existing dwelling and the height (roof ridge) should be lower than that of the main building. Generally, pitch roofs are the preferred roof type compared to flat roofs which are generally inappropriate forms of development, especially if publically viewable, unless the existing property has a flat/low pitched roof design. The extension should normally incorporate any design/interesting features of the existing dwelling (with windows and doors replicating the design, proportions and materials of the original building, and being in line with the existing openings) unless a deliberate design decision has been made to adopt a different approach…" - 4.13 "7.2.1 There are some common issues in relation to impact on neighbouring properties which may apply to both new dwellings and extensions to dwellings, and these are:
4.14 Each is detailed within the RDG and can be summarised for the purpose of this report as follows:
7.3 LOSSOFLIGHT/OVERSHADOWING - A development should not result in significant levels of loss of day light or overshadowing, especially to primary habitable rooms, or to private gardens. Taking into account orientation, change of levels and casting shadows. The 25 degree rule can be assessed in necessary cases.
7.4 OVERBEARINGIMPACTUPONOUTLOOK - Ensuring appropriate levels of comfort and enjoyment of properties without outlook being impacted by an overbearing building/structure. The positioning, design and scale of an development should not be dominant or have an
Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Douglas Borough Council - no objection (14/06/2019). - 5.2 DOI Highways Division - do not oppose subject to condition (23/08/2019):
5.4 The owners No. 7 Strathallan Park - Objection (23/06/2019)
5.5 The owners No. 6 Strathallan Park - Objection (28/06/2019 and 02/07/2019)
Agent and Applicant Responses
5.6 The applicant responded to comments on 08/07/2019, these comments summarised as follows:
5.7 The agent provided email correspondence dated 10/07/2019 between them and DEFA Fisheries, within these emails the agent states to DEFA that there is no watercourse within 9m, only a culvert but that this is underground and therefore they did not believe that the form needed completed. The DEFA Fisheries representative questioned if they would be tapping into the culvert, but no further email thread including a response from the agent to this matter has been included. - 5.8 The applicant provided further information in an email dated 02/04/2020 outlining in more detail the rationale behind his finalised design for the new dwelling making reference to the surrounding dwellings (photographs included) and the flat roof and shallow pitch as to preserve views from the neighbours' dwellings.
6.1 In understanding the acceptability of the current proposal we must consider whether the principle for development is acceptable, whether its detailed design is appropriate for the specific site context, if the scheme will result in any amenity impacts on the neighbours and whether the proposal presents a safe and suitable highway access and parking provision. PRINCIPLE - 6.2 Aforementioned in 4.0 of this report the site is designated as 'Open Space-private woodland' on the Douglas Local Plan, therefore any proposal for new residential development
here would be contrary to the land use zoning. However given that the proposed dwelling is to remain sited within the extent of the established paved hardstanding area and the red line doesn't encapsulate the lower tree/scrub area that the proposal is not likely to result in any unacceptable loss or future domestication of the designated open space and this open space shall continue to provide a positive visual break in development.
6.3 New residential development should be informed by the best qualities of our existing residential areas. However, this does not mean that all new residential developments should seek to replicate the appearance of older ones, and good quality contemporary design is encouraged. Nevertheless, it is important that the design of new residential developments, including their scale (including height), form, layout/orientation, and detailed design (including the materials used) is informed by and respects both the nature of the development site and the character of the neighbouring buildings and surrounding area. Alongside respecting the visual context of the site, development shall also seek to limit any amenity impacts on the living conditions of the neighbours, be provided with safe highway access and sufficient amenity space for itself. - 6.4 The proposed dwelling displays an inconsistency within itself, mixing single and two storey arrangements, flat and pitched roof designs and an array of fenestration sizes and styles, the result of which, is confusing in its own right. The site doesn't necessarily demand a traditional approach to design and approaches to modern design should not be discouraged, however the current proposal is neither one thing nor the other and when viewed in isolation the combined mix of features, approach to design and choice of finished materials results in an uncomfortable juxtaposition. - 6.5 On further analysis of the immediate context of the site and the anticipated views from a public perspective it's likely that each elevation of the proposed dwelling will be read individually, the south elevation being prominent from the promenade, the west and north from Summerhill (dependant on direction of travel) and the south will not be visible except to neighbouring dwellings. - 6.6 The proposed dwelling from each public view is likely to be read in conjunction with its surrounding dwellings, the two storey part being set below both Strathallan House and Cliff Cottage and from which the two storey shallow pitch roof designed has sought to replicate, and when read from the promenade the single storey flat roof correlates with the flat roof of Tremissary House aligning horizontally across the cliff. While not presenting a positive contribution to the streetscene, the proposal takes influence from the context and scale of immediate neighbours and is not expected to be so harmful as to bring any substantial adverse visual impacts to the general area. - 6.7 In isolation the proposed dwelling is a little underwhelming and presents a missed opportunity, however its development here when read in the streetscene and wider landscape is likely to be engulfed by the immediate surrounding dwellings and merge into the general residential character of the area rather than stand out and draw attention to it. In this respect the proposal is perhaps not considered to be so significantly adverse as to warrant a refusal on visual grounds. AMENITY IMPACT - 6.8 The position, height and mass of the two storey part of the proposal is taller than the existing single storey hipped garage and sits closer to adjacent property Cliff Cottage/Coachmans Cottage (8m between the nearest elevations) and slightly closer to Strathallan House. The proposed development will undoubtable be more noticeable from the neighbouring properties beyond the existing garage but as the site of the works still sits at a
7.1 The proposal will make best use of previously developed land within an existing town centre without resulting in an adverse impact or unacceptable loss of the designated open space the lower parts of which will remain undisturbed and will continue to positively contribute to the natural break in development along this part of the Douglas Promenade coast line.
7.2 The proposed dwelling will sit amongst a cluster of existing buildings and so will not negatively break the established line of residential development here. While likely to be recognisable when new, it is expected that overtime the dwelling will age with its surroundings and shall merge into the hillside development along Summer Hill and Strathallan. - 7.3 The application is recommended for approval subject to a number of suitably worded conditions regarding the provision of the access gradient details prior to any other works, the provision of access and turning prior to occupation of the dwelling, revocation of extensions and garaging PDO to ensure appropriate consideration of any subsequent development and no works being undertaken to the culvert running through the site.
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:
8.2 The Planning Committee must determine:
8.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers 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:…13.07.2020
Signed :…………L KINRADE………….. Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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