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20/00615/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00615/B Applicant : Mrs Suzanne Corlett Proposal : Erection of two storey dwelling with associated access Site Address : Field 614729 Baldrine Road Baldrine Isle Of Man
Planning Officer: Mrs Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 14.09.2020 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. No development shall be commenced until a hard and soft landscaping scheme has been submitted to and approved in writing by the Department. Such a scheme shall include details of all walls, fences, trees, hedgerows and other planting which are to be retained; details of all new walls, fences and other boundary treatment and finished ground levels; a planting specification to include; the location of grassed areas details of the hard surface treatment of the open parts of the site and a programme of implementation.
All works shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of any part of the development or in accordance with the programme agreed in writing with the Department. Any trees or plants indicated on the approved scheme which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants of a species and size to be first approved in writing by the Department.
Reason: To ensure the provision of an appropriate landscape setting to the development.
This application has been recommended for approval for the following reason. The proposed dwelling is considered to comply with L/RES/PR/1, L/S/PR/1 and L/S/PR/2 of the Laxey and Lonan Area Plan 2005 and General Policy 2 and Housing Policy 4 & 6 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
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This decision relates to the following plans and drawings, date stamped received on 15th June 2020: o Drawing No. 20/3035/01 o Drawing No. 20/3035/02 o Drawing No. 20/3035/03 __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is part of field 614729 located to the west off Baldrine Road in Baldrine. The area for consideration is located between two properties which have been recently built. The size of the plot would measure 20m x 15m. The access is located to the south east corner of the site on the shares access with the building plot to the south.
THE PROPOSAL 2.1 The current planning application seeks approval to erect a detached dwelling with integral double garage and parking on the application site.
2.2 The proposed dwelling is two storeys high with a triple garage, hall, study, kitchen/dining room, living room and sunroom to the ground floor and four bedrooms, one with an ensuite and separate bathroom to the first floor level.
2.3 The proposed dwelling is to have dark coloured interlocking concrete tiles with white uPVC windows with dark uPVC rainwater goods. The property is also to have a selected stone low level plinth which is surrounding the whole of the lower property apart from the main front porch area.
2.4 The plot of land had an approval in principle under PA16/01008/A.
PLANNING HISTORY 3.1 There have been one previous application for the site, PA16/01008/A which was for "Approval in principle for the erection of a dwelling addressing matters for means of access" and was Permitted.
3.2 It is also relevant to note that there have been several applications on the plots to the north west and south east of the site of which the most relevant is PA15/00579/B which was for the "Erection of a dwelling with garage and parking," that was Permitted and showed the shared driveway which was approved on the approved drawings.
PLANNING POLICY 4.1 The site lies within an area zoned as "Proposed predominantly residential use, Area 10 and within an "Area of High Landscape Value and Scenic Significance under the Laxey and Lonan Area Plan Order 2005 of which paragraph 4.47 relates to the development of this land and the adjoining land for educational purposes and states, "The Department would not object however, to the development of further individual dwellings between "Baldrine Cottage" and "Broad Clyst" on the southern side of the Baldrine Road to infill between these two existing properties."
4.2 Paragraph 4.68 is also relevant and states that "Area 10" is likely to yield around 5 dwellings, but identifies it as one of the sites unlikely to come forward during the life of the plan due to potential difficulties in connecting into the mains drainage system.
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4.3 The Laxey and Lonan Area Plan Order 2005 contains three policies that are considered specifically material to the assessment of the planning application:
4.4 Policy L/RES/PR/1 which states, "Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential. In particular, in the case of Agneash no further dwellings will be approved although, as will be the case in areas zoned as residential, alterations and extensions to existing property may be accepted if such proposals are sympathetic to the character and appearance of both the building to be altered and the surrounding area in general."
4.5 Policy L/S/PR/1 which states, "No development will be permitted where the sewage produces as a result of the development cannot be dealt with in a manner to the satisfaction of the Department of Transport and Department of Local Government and the Environment."
4.6 Policy L/S/PR/2 which states, "Where development is proposed and it may be connected into the existing foul sewage system, the Department will require that all foul sewage is directed to the public foul sewer with no discharge to any surface water systems and that no surface water is discharged into the public foul sewers."4.6 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application:
4.7 With regards to the relevant strategic policies, given the nature of the application it is appropriate to consider General Policy 2 and Housing Policy 4 & 6 of the Isle of Man Strategic Plan 2016.
4.8 General Policy 2 of the Isle of Man Strategic Plan 2016 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: (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; (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;
4.9 Housing Policy 4 of the Isle of Man Strategic Plan 2016 states, "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances: (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10; (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14."
4.10 Housing Policy 6 of the Isle of Man Strategic Plan 2016 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 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive."
REPRESENTATIONS 5.1 Highway Services have considered the proposal and have no objection stating, "Access approved and installed under 15/00579/B and 16/01008/B." (09.07.20).
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5.2 Garff Commissioners have considered the proposal and have no objection (22.07.20).
5.3 The Ecosystem Policy Officer has written in to add the following comments, "The Ecosystem Policy Team have no objection the erection of the dwelling in field 614729, but request a condition for the new planning, as shown in the proposed site plan, to be undertaken with Manx native species, due to the sites location next to open countryside." (23.07.20)
ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; a) the principle, b). Character and Appearance of the property within the streetscene, c) neighbouring amenity and d) whether there is an impact on highway services and surface water & sewerage disposal.
PRINCIPLE 6.2 When looking at whether the principle of a new dwelling on this site it can be seen that on the Laxey and Lonan Area Plan 2005 that this property is within an area designated for residential development and as such the principle of a build is acceptable subject to certain considerations.
IMPACT ON NEIGHBOURING AMENITY 6.3 When looking at the possible impact on the public amenity of the area the primary concern is whether the appearance of the proposed dwelling would have an impact within the streetscene and the surrounding area. It can be seen that the proposed dwelling has been designed with traditional design features, such as the double chimney and the traditional stone features. Whilst there is an acceptance of the principle of a dwelling on the site with the Laxey and Lonan Area Plan 2005 there is no specific design brief as such when looking at the surrounding area of Highfield Drive there is no specific design brief with there being a variety of different houses.
6.4 The design its self is almost identical to the property recently built to the south of the proposed property, as such on the basis of there being no specific design brief and the property seemingly being traditional in style, the design is acceptable for this location.
6.5 When looking at the impact of the proposed dwelling on the surrounding area, the main properties which would be affected are "Struie," Highfield Drive, by being directly across from the site and "Bluebell House" which is situated to the south of the site.
6.6 The distance between the proposed property and "Bluebell House" is a suitable distance away with each other not to cause undue overlooking, overshadowing or an overbearing feeling with the only potential aspect to cause issues is the shared driveway which was approved under PA15/00579/B.
6.7 Due to the topography of the site there is the potential that the proposed dwelling would be higher than "Struie," Highfield Drive which is situated to the east of the site, the distance between both these properties is over the "20 metre guide" for possible overlooking and as such any impact the property would have is minimal. The is the possibility that due to the topography of the site and the fact the "Struie," Highfield Drive, is situated at a lower level than the main road. The properties should be at a suitable distance from each other to make sure that the possibility of overshadowing is minimal. HIGHWAY SERVICES / SURFACE WATER & SEWERAGE DISPOSAL. 6.8 The Laxey and Lonan Area Plan 2005 identifies that there are a number of areas within the plan area which have difficulties with achieving satisfactory means of sewage disposal. Of which the Laxey and Lonan Local Plan 2005 states, "It is unlikely that the Garwick Glen sewer is capable of accommodating the sewerage which would result from the development of land. If so the Department would not permit any development until such times as a satisfactory means of dealing with the sewage is available." Whilst this is noted a detail such as this would be a matter for Building Control Regulations.
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6.9 With regards to the shared access arrangements this has been discuss in previous applications for the adjacent property, specifically PA12/01476/B and subsequently PA15/00729/B. The access arrangements were approved and started under PA15/00729/B and Highway Services do not oppose this application. With regards to parking provisions on site as set out in Appendix 7 of the Isle of Man Strategic Plan 2016, the agent on behalf of the applicant has stated that there are 5 car parking spaces available on site and this can be seen within the site location plan.
CONCLUSION 7.1 For the above reasons the proposal is considered to comply with the relevant policies with Part 4 of this assessment and therefore acceptable.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
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 o whether there are other persons to those listed above 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 : 01.10.2020
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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