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                                                 16/00986/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 16/00986/B Applicant : Martia Ltd Proposal : Erection of a dwelling (amendments to PA 15/01124/B) Site Address : Plot 2 Land At The Lancashire House & Furness Cottage New Castletown Road Santon Isle Of Man

Case Officer : Miss S E Corlett Photo Taken : 08.09.2016 Site Visit : 08.09.2016 Expected Decision Level : Officer Delegation

Officer’s Report

THE SITE 1.1 The site is part of the curtilage of the former Lancashire Hotel and adjacent dwelling, Furness Cottage, which were both demolished to make way for two new dwellings, one of which is almost complete and the other is in the middle of being constructed and its frame is complete up to and including its roof. The application site concerns the southern dwelling which sits with its gable to the A5 Castletown Road and faces north.

1.2 Works have been undertaken along the rear boundary of the site to build up the existing bank. This is not shown in either the current application or the previously approved one and is the subject of on-going enforcement.

THE PROPOSAL 2.1 Proposed is the erection of a dwelling, very much as originally approved but with the provision of dormer windows in the front and rear pitch. The changes also include the rendered finish of the front central projecting annex and the two side wings, the omission of the eaves level peak in the side wings, the increase in height by 0.5m of the side wings and the continuation of the stone plinth to the front and rear of the side wings. The house remains the same overall height and width. The house and garage are to be positioned as previously approved with the same landscaped setting with the same finished floor level of 123.00 (this has been clarified with the applicant).

PLANNING POLICY 3.1 The site lies within an area designated as Existing Residential on the Isle of Man Planning Scheme (Development Plan) Order 1982. As such there is a presumption in favour of residential development, subject to the general standards of development set out in Strategic Plan. The fact that approval has already been granted for a dwelling in this location deals with a number of the issues which may usually be considered as determinative factors - siting, appearance, means of access, drainage, landscaping. In this case, the issues are solely whether the changes in appearance would justify any decision other than to approve the development as was the case in 2015.

PLANNING HISTORY 4.1 The two dwellings were approved under PA 15/01124/B and development has commenced in this respect.

REPRESENTATIONS

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                                                 16/00986/B
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5.1 Highway Services request a deferral (14.09.16).

5.2 Manx Utilities advise that there is a public sewer which crosses the site and note a number of things which are controlled by the Sewerage Act 1999 and which are not material planning concerns.

ASSESSMENT 6.1 The dwelling is significantly similar to what has approval. The installation of dormers and the slight raise in annex height will provide some variety between the two dwellings, which is to be welcomed.

6.2 Whilst there is unauthorised activity on site around the edge of the site and beyond the residential boundary, this is something which is being dealt with through the separate enforcement process and in all respects, what is proposed now is the same as has already gained approval and as such does not change the situation regarding the unauthorised works. As the dwelling is mid- construction it is considered appropriate to deal with this current application such that building works on the dwelling can be completed rather than try and resolve the unauthorised works through this current proposal.

6.3 A condition is appropriate to ensure that the proposal complies with the previous decision in respect of the level of the finished dwelling. As the proposal is the same as the earlier application, there is no reason to defer the decision on highway grounds.

PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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, in this case Highway Services and Manx Utilities and (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 21.09.2016

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.

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                                                 16/00986/B
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C 2. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.

REASON: the landscaping of the site is an integral part of the scheme and must be implemented as approved.

C 3. The proposed dwelling must be constructed with a finished floor level of 123.00 above datum not 124.30 as shown in the submitted drawings.

Reason: in the interests of the visual impact of the development.

This decision relates to drawings PLB, 7, 1A and 14A all received on 18th 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: 12.10.2016

Determining officer

Signed : C BALMER

Chris Balmer

Senior Planning Officer

Customer note

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