Planning Officer Report Recommendation

Planning Report And Recommendations {{table:11421}} ### Considerations {{table:11415}} ### Written Representations {{table:11416}} ### Consultations {{table:11417}} {{table:11418}} {{table:11419}} {{table:11420}}

Officer's Report

Introduction

1. This application seeks approval in principle to construct a dwelling on a parcel of land set within a residential area of Douglas. The land, which is rectangular in shape, has a frontage onto Dreeym Beary, Tromode. The wider area is characterised by a mixture of house types and styles with no predominant architectural style although all of the properties date from no earlier than the 1970's.

The Site

1. The application site is a rectangular parcel of land situated to the south east of the property Greenmantle, Tromode Park and to the south of 142 Dreeym Beary. The site has a frontage onto Dreeym Beary and is the same width as the plot on which Greenmantle sits.

The Proposal

1. This application seeks approval in principle for the erection of a dwelling on the site. The application form describes the proposal as being for a single storey building. The site is in the same ownership as Greenmantle.

Planning Status

1. The application site is located within an area identified as being Predominantly Residential by the Douglas Local Plan. The site is not within a Conservation Area.

1. Within the Isle of Man Strategic Plan 2007, the following policies are judged to be relevant:

1. Strategic Policy 2, which states:

"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."

1. Housing Policy 4, which states:

"New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(1) 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."

1. General Policy 2, which 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 (inter alia):

• (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."

Planning History

1. There have been no previous planning applications relating to this site.

Representations

1. The Highways Division of the Department of Infrastructure

1. Douglas Corporation does not object to this application.

1. The Isle of Man Water and Sewerage Authority does not object to this proposal but comments on the drainage requirements of the development.

1. The Manx Electricity Authority has submitted a note regarding electricity connection.

1. The owners/occupiers of Bramble Tor, Tromode Park Douglas objects to this application on the basis that a two storey building would block their view.

Assessment

1. The key issue to be assessed in the determination of this application are whether the site could accommodate a dwelling without causing unacceptable harm to the character of the surrounding area, the amenity of adjacent dwellings or to highway safety.

1. The site is designated for residential development and as such the principle of building a dwelling is accepted provided that other considerations are also able to be met. As such, Strategic Policy 2 and Housing Policy 4 would be met by this proposal.

1. The proportions and shape of the land are such that it was almost certainly envisaged as being a plot for a single dwelling when the estate was developed. It has a road frontage for access and is a similar width and length as surrounding properties, indeed it is larger than the plots of Dreeym Beary to the north. It is considered that a dwelling could be constructed on the site without causing a detrimental impact upon the residential character of the estate.

1. The site is immediately adjacent to No. 142 Dreeym Beary which is a detached two storey house. A site visit identified two windows at first floor level, each having obscure glazing installed. It is considered that as these windows are likely to serve bathrooms which are not principal rooms, the outlook from them would not be harmed to an unacceptable level. A dwelling could be sited on the site in such a manner that a sufficient distance is provided in order to prevent any serious loss of light from the side windows of 142.

1. It is a generally accepted notion that a back to back distance of 20 metres between dwellings is sufficient to provide an adequate level of privacy between properties. This distance is dependant upon factors such as topography and building heights and in some cases a lesser or greater distance may be required. However it provides a useful test as to whether a proposal would have an acceptable impact. In this case, there is a sufficient distance between the rear wall of Greenmantle and the site to allow a separation distance of more than 20 metres.

1. With regard to the concerns raised by the owners/occupiers of Bramble Tor, Tromode Park, loss of a private view is not a material planning consideration and as such this cannot carry weight in the decision of the Planning Authority. A dwelling could be built on the site which would not have an unacceptable impact upon Bramble Tor in terms of overlooking or loss of light. Detailed matters such as siting and design are to be assessed at the time that an application for reserved matters is submitted.

1. With regard to highway issues, the Highways Division originally deferred comment on the application pending more information being submitted to show vehicular access, visibility and on-site parking. As this application is in principle only and it is clear from visiting the site that all of these requirements can be achieved, it is considered that a condition could be attached to control the development of the site so that access and parking are provided in an acceptable manner. On this basis the Highways Division does not object to the proposal.

1. It is concluded that the proposal accords with GP2 and as such the application is acceptable.

Recommendation

1. Permit.

Party Status

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

• Douglas Corporation
• The owners/occupiers of Bramble Tor, Tromode Park Douglas

Accordingly the following parties are not granted Interested Party Status:

• The Isle of Man Water and Sewerage Authority
• The Manx Electricity Authority

The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 26.09.2011

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Planning Authority in writing before any development is commenced.

C 2. The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission.

C 3.

The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the later.

C 4. The reserved matters application must include vehicular access from Dreeym Beary and off street parking for at least 2 vehicles.

C 5. The proposed development must be connected to the main foul sewer.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.

Decision Made : Permitted Date : 4/10/11

Signed : Michael Gallagher Director of Planning and Building Control

OR

Signed : Jannifer Chance Development Control Manager