24 February 2016 · Delegated - Head of Development Management (Jennifer Chance)
Cliff Cottage, Carrs Lane, Tromode, Douglas, Isle Of Man, IM4 4qb
The site at Land at Cliff Cottage, Larch Hill Grove, Tromode, Douglas, currently holds a detached two-storey building converted into two flats, proposed for demolition to make way for two semi-detached, split-level dwellings measuring 14.4m wide, 10.7m deep, and up to 11.4m high.
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The principle of two dwellings was accepted due to the site's residential designation under the Onchan Local Plan, existing flats on site, and prior approval in principle (10/01457/A).
Policy O/RES/P/19 of Planning Circular 1/2000
Permits new residential properties in designated residential areas if they fit with density, massing, design and character of adjacent dwellings. Officer assessed the two semi-detached dwellings as fitting the residential zoning and prior approval principle, with design variations acceptable.
Strategic Policy 1
Requires optimising previously developed land, efficient site use considering access, landscaping, open space and amenity, and utilising infrastructure. Site assessed as appropriate reuse of existing developed land with redundant flats, providing satisfactory amenities and parking.
General Policy 2
Permits zoned development respecting site/surroundings in siting, scale, design; no adverse amenity, highway, landscaping or habitat impacts. Proposal satisfied through amended siting, design fitting street scene, no significant neighbour harm, adequate parking and tree protection.
Environment Policy 42
Requires new development in settlements to reflect local character/identity, no inappropriate backland or removal of visual amenity spaces. Assessed as respecting locality character between differing phases, no backland issues, tree removal not harmful.
Transport Policy 7
Requires parking per Department standards. Satisfied via conditions ensuring garage and parking areas available pre-occupation, with Highways no objection.
Time limit
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.
Garage for parking
The garage hereby approved shall at all times be made available for the parking of private motor vehicles(s) and shall be retained available for such use. Reason: To provide adequate off-street parking.
Parking areas provision
The development hereby approved shall not be occupied until the parking areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking of vehicles associated with the development and shall remain free of obstruction for such use at all times. Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
Obscure glazing
Obscure glazing (Pilkington level 5 or equivalent) shall be installed in the northern and southern elevations of the stairway windows and shall be maintained as such thereafter. Reason: To preserve the amenities of the occupants of the adjacent dwelling.
Landscaping scheme
No development shall take place until full details of both hard and soft landscaping works have been submitted to and approved in writing by the Planning and Building Control Directorate and these works shall be carried out as approved. Details of the hard landscaping works include footpaths and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwellings hereby permitted. Details of the soft landscaping works include additional planting adjacent to the front driveway area and along the eastern boundary of the site. All planting shall be carried out in accordance the approved details in the first planting and seeding seasons following the first occupation of the dwellings. Any trees or shrub which within 5 years from the completion of the development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species unless the planning authority gives written consent to any variation. Reason: To ensure the provision of an appropriate landscape setting to the development.
Tree protection
No site works or clearance shall be commenced until protective fences which conform with British Standard 5837:2012 (or any British Standard revoking and re-enacting British Standard 5837:2012 with or without modification) have been erected around any existing trees/canopy along the west boundary of the site. Unless and until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant equipment, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for approved arboricultural or landscape works. Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.
recommend that the planning application be approved (approved amended plans & original plans)
do not oppose the planning application
Onchan District Commissioners recommended approval of the application in two consultation responses dated July 2015 and January 2016; no Highways response content is provided.
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only.
Onchan District Commissioners
SupportThe Commissioners recommend that the application be APPROVED for planning purposes only.
