Loading document...
==== PAGE 1 ====
16/01008/A
Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01008/A Applicant : Mrs Suzanne Corlett Proposal : Approval in principle for the erection of a dwelling addressing matters for means of access Site Address : Field 614729 Baldrine Road Baldrine Isle Of Man
Case Officer : Mr Jason Singleton Photo Taken : 16.11.2016 Site Visit : 16.11.2016 Expected Decision Level : Officer Delegation
Officer’s Report
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 current building sites in different stages of construction. 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 Proposed is an approval for the principle for the means of access on the application site. There are no other merits for consideration. The access is already established which has an opening within the hedgerow around 7m wide. Visibility splays are shown on the drawing extending out 36m in either direction and from 2m back from the edge of the road.
PLANNING HISTORY 3.1 Planning permission was granted on appeal, PA 12/1476/B, for erection of dwelling and garage with parking.
3.2 There have been three previous planning applications within the north eastern corner of Field 614729 that are considered specifically material to the assessment of this current planning application:
3.3 Planning application 08/01442/A sought approval in principle to erect a dwelling with ancillary living accommodation and garage on Field 614729, Baldrine Road, Baldrine. This was approved on 12th February 2009.
3.4 Planning application 11/00195/REM sought approval of reserved matters for the erection of a dwelling with ancillary living accommodation and garage on Field 614729, Baldrine Road, Baldrine. This was approved on 27th May 2011.
3.5 Planning application 12/01609/B - Erection of a detached dwelling with integral garage and associated parking on Part Field 614733 (south of the green lane) which was approved on 14th May 2013.
3.6 Planning application 15/00579/B - Erection of a dwelling with garage and parking which was approved on 29th June 2016.
==== PAGE 2 ====
16/01008/A
Page 2 of 4
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site is located within wider area of lands that are designated as (a) proposed predominantly residential use (Area 10); and (b) high landscape value and scenic significance under the Laxey and Lonan Area Plan Order 2005.
4.2 In respect of residential development, paragraph 4.47 relates to the development of this land and the adjoining land for educational purposes 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."
4.3 Paragraph 4.68 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.
4.4 The Laxey and Lonan Area Plan Order 2005 contains three policies that are considered specifically material to the assessment of the planning application:
4.5 Policy L/RES/PR/1 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."
4.6 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 General Policy 2 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;
4.8 Housing Policy 4 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."
4.9 Housing Policy 6 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
==== PAGE 3 ====
16/01008/A
Page 3 of 4
in paragraph 6.2 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive."
REPRESENTATIONS 5.1 Garff Parish Commissioners have no objection (14/09/16)
5.2 Highway Services do not oppose (26/09/16) this application subject to the following condition:
Prior to any construction the access shown on drawing no 16/2570-02 dated 08-16 shall be constructed and the visibility splays shall remain unobstructed at a height of 1.05m thereafter.
Reason: In the interest of highway safety
ASSESMENT 6.1 The planning application seeks outline approval in principle for the erection of a dwelling; all matters are reserved except for the access which will remain as existing. The access forms part of a shared access with the property to the south which was approved under the 2015 application 15/00579/B which has been implemented. The proposed access for this application is via an existing access onto Baldrine Road.
6.2 In terms of the principle of the development on this site, it was established by the Laxey and Lonan Area Plan 2005 for residential use and is therefore considered not to be an issue.
6.3 As such, the principle of a replacement dwelling accords with planning policy and is acceptable. The detail of any such replacement dwelling would be considered by a subsequent reserved matters planning application, which would be primarily assessed against the provisions of Housing Policy 14 of the Isle of Man Strategic Plan 2016.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.
INTERESTED PERSON STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.11.2016
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
C 1.
==== PAGE 4 ====
16/01008/A
Page 4 of 4
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.
C 2. 1. Prior to any construction the access shown on drawing no 16/2570-02 dated 08-16 shall be constructed and the visibility splays shall remain unobstructed at a height of 1.05m thereafter.
Reason: In the interest of highway safety
This approval relates to drawings referenced; 16/2570/01; 16/2570/01 submitted on the 25th August 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 24.11.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal