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19/01435/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/01435/B Applicant : Mr C Rycroft & Mrs A Heighton Proposal : Erection of a detached dwelling Site Address : Land West Of Rosebank & Opposite Laxey Camp Site Quarry Road Laxey Isle Of Man IM4 7DU
Planning Officer: Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 05.03.2020 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved 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.
Plans/Drawings/Information;
This approval relates to drawing numbers 19 1359 01, 19 1359 02, 19 1359 03, 19 1359 04 and IOM Ground Models dwg no 01 all date stamped and received 19/12/2019 and drawing number 19 1359 05 date stamped and received 03/03/2020. __
Interested Person Status - Additional Persons
It is recommended that the owners/occupiers of the following properties 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):
Ballacain, Quarry Road, Laxey - as they are not within 20m of the application site and the development is not automatically required to be the subject of an EIA by Appendix 5 of the Strategic Plan, in accordance with paragraph 2B of the Policy and they have not explained how the development would impact the lawful use of land owned or occupied by them and in
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relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. __
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is the extent of a vacant plot located at the far end of the dwellings situated on the northern side of Quarry Road. The vacant plot and neighbouring dwellings face south over the road and Laxey Campsite opposite.
1.2 The plot measures approx. 14m wide and 27m deep and is enclosed by a small stone wall to each side. Running along the western boundary and part of the rear northern boundary are a number of existing mature trees beyond which is general scrub land.
1.3 Quarry Road comprises a mix of traditional and non-traditional dwellings some detached and others terraced and all ranging in their distance from the road. Further to the east and nearest the junction with Minorca Hill the dwellings are mostly traditional and terraced. The immediate neighbour to the application plot is 'Rosebank' an existing single storey non-traditional hipped roof dwelling set back around 11m from the main road with off- road parking to the front. Due to the slope of the land each of the dwellings sits higher than the road, 'Rosebank' has a general eaves level at 105.14 above datum and a central ridge 107.79.
2.0 THE PROPOSAL 2.1 This planning application seeks approval for the erection of a new dwelling on the vacant plot. The proposed dwelling is to be a one and half storey and arranged to have its gables facing north and south over the scrubland (rear) and campsite (south). The slope in the land results in an internal split level stepped design and a stepped arrangement in the pitched roof.
2.2 The proposed dwelling is to sit approx. 8m back from the edge of the road and to have a south facing gable frontage 7.5m wide fitted with large picture windows following the apex of the roof. The dwelling is to project around 14m back into the site and its position is slightly to the western side allowing for a driveway along the eastern side of the dwelling for the tandem parking for at least 2 vehicles off the road.
2.3 In terms of heights, the lower section of the house (nearest the road) is to have an overhanging eaves level approx. 2.4m tall and a central ridge 6m tall, a large masonry stack is to join the western roof slope. Towards the rear the upper section steps up around 1m although remains 2.4m (eaves) and 6m (ridge) above the nearest ground level.
2.4 Along the east side elevation the dwelling is to include two windows and two doors one the main front door and the other an external store. The western elevation includes bifolding doors and two windows. Roof lights are proposed on either side of the upper roof slope and three to one side of the lower.
3.0 PLANNING HISTORY 3.1 The site has not been the subject of any previous applications.
4.0 PLANNING POLICY 4.1 The application site is within an area recognised as being within residential use under the Laxey and Lonan Local Plan. The site is not within a Conservation Area. In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 recognises Laxey as a Service Village (Spatial Policy 3) and contains the following policies considered to be relevant in the case of this application:
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4.2 Strategic Policy 2:
New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3.
4.3 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."
4.4 Strategic Policy 10:
"New development should be located and designed such as to promote a more integrated transport network with the aim to: (a) minimise journeys, especially by private car; (b) make best use of public transport; (c) not adversely affect highway safety for all users, and (d) encourage pedestrian movement"
4.5 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:
a) is in accordance with the design brief in the Area Plan where there is such a brief; 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 watercourses; 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."
5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Garff Commissioners - In support (13/01/2020).
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5.2 DOI Highways Division - no comments received as of (05/02/2020)
5.3 DEFA Biodiversity - there is potential for birds to be nesting at this siteduring breeding season and as such clearance works to facilitate the development should be undertaken outside of the March-August breeding season. The applicant is reminded that it is an offence to harm any nesting birds and could be liable to prosecution under the Wildlife Act 1990 if they do.
5.4 DEFA Forestry were consulted on the application and responding comments dated 10/02/2020 stated "there are some trees in close proximity, however due to trees condition and their position in the landscape, the department has no concerns about this proposal".
5.5 The owners of Ballacain, Quarry Road, Laxey - Comments (dated 04/02/2020) the application indicates that surface water will be dealt with by a soak away and foul water via the mains sewer however there is no detail to reflect this on the submitted drawings. Quarry Road suffers from both considerable water runoff and the main sewer often having to be rodded frequently to remove blockages, recently earthenware pipe was removed suggesting the piping system may be close to collapse. The application should address these matters.
6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this application are (a) principle of development; (b) the visual impact on the surrounding area; (c) potential impact upon neighbouring amenities; (d) impact on highway safety; and (e) impacts upon existing trees.
PRINCIPLE OF DEVELOPMENT 6.2 The site is proposed for residential use and therefore residential development here is acceptable here. The site is also within the centre of an existing service village and situated as to make best use of existing infrastructure and transport networks meeting with the strategic aims running through the IOMSP. This is not however an automatic reason to allow development and the remaining tests will fall to the further material planning matters to follow.
VISUAL IMPACT 6.3 There is a variety of styles of dwellings in the area ranging from traditional and non- traditional, single and two storey, a mix of age and some fronting gable on and others with later flat roof extensions. The design of the proposed dwelling presents a contemporary addition to the end of Quarry Road, whether this results in a positive contribution may be subject to views on design, it development here is not considered to negatively detract from the already varied streetscene.
6.4 Views of the dwelling would likely be limited to those in the immediate area or from a considerable distance across the adjacent side of the valley, but in any case given the overall size, massing and general appearance of the dwelling it's likely to merge with the existing dwellings along Quarry Road and to have a limited visual impact on the wider landscape and surrounding area. The proposal in this respect is considered to comply with SP5 and GP2 (c and g).
IMPACT UPON NEIGHBOURING AMENITY 6.5 The second issue relates to the potential impact of the development upon the residential amenity of the neighbours, specifically in this case 'Rosebank'. Generally, issues to consider are overlooking, loss of light and/or overbearing impact upon outlook. There is no doubt that the development is going to result in a notable change to the occupants of 'Rosebank' beyond that of the existing open plot, however given siting of the dwelling towards the western side, its north/south gable design and stepped roof pitch and sloping away from the boundary with 'Rosebank' coupled with the openness benefitted to the dwellings from the
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campsite opposite, it is considered that the proposed dwelling would not have a such an adverse impact upon neighbouring amenities as to fail GP2 (g) as to warrant a refusal.
6.6 Matters relating to surface water and foul drainage generally fall to Building Control Regulations, however as part of the planning process the agent has sought to provide additional information demonstrating how the surface water and foul sewerage is to be addressed on site. In terms of the planning matters this is considered to be acceptable. Its finer detail and application however will be considered as part of the necessary building regulations process.
HIGHWAY SAFETY 6.6 Quarry Road is a no through road and the proposed dwelling is to sit as the last house and nearest the turning circle. Passing traffic is likely to be limited to those visiting the area and the campsite access is further east nearer the school. The drawings indicate that visibility splays of 2.4 x 15 metres can be achieved in either direction and that parking for at least two vehicles can be provided off the road. A turning area is also indicated to the front of the dwelling which would enable a car to both enter and exit in a forward gear. In this respect the application not expected to result in any adverse highway safety issues and is acceptable in light of GP2 (h and i).
IMPACTS UPON EXISTING TREES 6.7 Views were sought from the Arboricultural Officer regarding the proposal due to the trees surrounding some of the site boundary, however comments received from DEFA Forestry dated 10/02/2020 stated that while there are trees in close proximity, their condition and position in the landscape results in their being little concern for the proposal in terms of impact on the trees.
DRAINAGE DETAILS 6.8 The owners of a property in the area have raised concerns regarding the soakaway and foul drainage details; the agent has sought to provide a drawing date stamped 03/03/2020 laying out the details for these two parts for benefit of the neighbour. When it comes to the installation of, efficiency and or capacity of such drainage services and detail this is generally a matter for Building Control Regulations. The proposed development demonstrates how drainage is to be achieved at the site and in this respect the proposal is considered to be acceptable. Any matters outside of this will likely be addressed through the building control process.
7.0 CONCLUSION 7.1 Overall it is concluded that the planning application accords with the provisions set out in Strategic Policies 2, 5 and 10 and General Policy 2 of the Isle of Man Strategic Plan 2016 and is recommended for approval.
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; (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 decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
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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 within the Department make comments in a professional capacity they cannot be given Interested Person Status. __
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 09.03.2020
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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