Loading document...
==== PAGE 1 ====
17/00624/B
Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00624/B Applicant : Mr Keith Sheppard Proposal : Demolition of existing flats and erection of a pair of semi-detached dwellings with integral garages Site Address : 145 & 147 Royal Avenue Onchan Isle Of Man IM3 1LG
Case Officer : Mr Jason Singleton Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
THE APPLICATION SITE 1.1 The application site is the curtilage of No. 145-147 Royal Avenue, Onchan, a detached two storey building with a hipped roof and flat roof extension to the north.
1.2 The character of the area residential buildings which are generally two storeys in height with red-tiled hipped roofs and set back from the highway with off-road vehicle parking and gardens to the front with vehicle access and single garaging to the side. The dwelling houses are predominately semi-detached properties with central chimneys as seen at 149 Royal Avenue to the North and some detached properties as seen at 143 Royal Avenue to the south.
1.3 The existing building would appear at odds with that of the surrounding properties, whilst it is detached and two storeys, the design and finish make it more prominent. The ground floor level is elevated around 1.0m higher than the ground level which is evidenced by the air-bricks to the front of the property, which indicates the possibility of a basement area, in parts. The inclusion of a flat roof extension to the north is unique in the streetscene as is the false pitched roof with grey tiles.
PROPOSAL 2.1 Proposed is the demolition of the existing dwellings and in their place the erection of a pair of semi-detached, 2-storey building with integrated garaging. To the front of each dwellinghouse would be block paved to provide off road parking. The floor plan of each dwelling would be the mirror image of the other one.
2.2 The building would be one mass subdivided into two properties with a hipped roof and a single storey extension to the rear. On the front elevation, would feature bay windows across the two stories with a peaked gable roof, an integrated garage and front door with a small canopy above the two across the front elevation. The building would be 1.2m from each side boundary giving access to the rear garden which measurers an area of 8m deep and 9m wide. Parking to the front would measure 6m deep and 9m wide.
2.3 Each property would comprise a floor plan consisting of, ground floor; living room, single garage (6m x 3m), utility room and W/c with an open plan kitchen / dining room, with a rear living room, under the single storey extension aspect. On the first floor would see 4 bedrooms, of which one ensuite and a separate bathroom.
PLANNING HISTORY
==== PAGE 2 ====
17/00624/B
Page 2 of 6
3.1 The following previous planning applications are considered relevant in the assessment and determination of this application;
13/00534/B - Demolition of existing property and erection of a building of four apartments with associated parking. Approved at appeal 10th January 2014, but not implemented.
PLANNING STATUS 4.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Onchan Local Plan.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains six policies that are considered specifically material to the assessment of this current planning application.
4.2 Policy O/RES/P/19 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan states: "The erection of new residential properties may be permitted within areas designated for residential use where these would fit in with the density, massing, design and character of existing adjacent dwellings."
4.3 Strategic Policy 1 states: "Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under- used land and buildings, and re-using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services."
4.4 Strategic Policy 2 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."
4.5 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;
4.6 Housing Policy 4 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."
4.7 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."
==== PAGE 3 ====
17/00624/B
Page 3 of 6
4.8 Appendix 7, of the Isle of Man Strategic Plan 2016 sets out parking standards; For residential 2 spaces per unit, at least one of which is retained within the curtilage and behind the front of the dwelling.
REPRESENTATIONS 5.1 Onchan District Commissioners do not object (28/06/17).
5.3 Highways Services do not object (05/07/17) but wish to see a condition added to ensure the garage, car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter.
ASSESMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the principle of development; (ii) the impact on the surrounding area and street scene. (iii) the impact upon the amenities (overlooking, loss of light and over bearing impact) of the neighbouring properties. (iv) the impact of the proposal on the highway.
(i) the principle of development;
6.2 The application site is in an area designated as residential on the Area plan and is recognised as predominately residential in the Onchan Local Plan. The underlying themes of spatial policy 2 and Housing Policy 4 are to ensure new development is within existing designated villages and not in the open countryside. In turn, development of the site would meet the aims of Strategic Policy 1 making use of previously developed land.
6.3 In this instance the proposal would meet the criteria of those mentioned policies above and redevelopment of the site for residential use is deemed acceptable on this basis.
6.4 Within the Onchan Local Plan written statement, Policy O/RES/P/19 facilitates the erection of new residential properties in areas designated for residential use where there would "fit in with the density, massing, design and character of existing adjacent dwellings" which is echoed in General policy 2 to ensure the proposals fit in within its context without causing unduly harm; Transport Policy 7 and the parking standards in Appendix 7 of the Strategic Plan addressing highways issues.
(ii) the impact on the surrounding area and street scene.
6.5 The proposed scheme would see the demolition of the existing dwellinghouse and the construction of two semi-detached dwellings of similar height, mass and coverage. The subdivision of the land into two plots, each approx. 9m wide would be around the same measurements as those in the locality. Each dwellinghouse would incorporate adequate amounts of outdoor amenity space to the rear and the front elevation would not project any further forward than the existing.
6.6 The massing of the scheme would be comparable to that of the 13/00534/B, where the appeal inspector concluded; "the 2-storey hipped roof building proposed would not be out of keeping in scale or appearance with the character of existing buildings in the immediate vicinity, which include a substantial development of existing flats on the opposite side of Royal Avenue close by to the north" (paragraph 29).
6.7 Within the context of the area, many of the properties designs vary or have been altered over the years. The erection of a pair of semi-detached dwellings would without doubt change the appearance of the street scene, as the proportions of the building differ and incorporate an integral garage. Nonetheless it is not considered to be of a scale to cause unacceptable harm to the character of the area. In addition, the erection of the new dwellings would not seem significantly at odds with that of the surrounding area given the existing density and style of housing.
==== PAGE 4 ====
17/00624/B
Page 4 of 6
6.8 Taking into consideration the above and the previous approval in 2013, the level and scale of development proposed within this planning application are considered to be relatively modest and not judged to cause harm to the appearance of the character and quality of the this part of Royal Avenue. The design is relative to the scale and character of the surrounding properties and would be appropriate when read within the street scene. As such the proposal is therefore considered to be in accordance with General Policy 2 (b) & (c).
(iii) the impact upon the amenities (overlooking, loss of light and over bearing impact) of the neighbouring properties.
6.9 Considering any potential for overlooking, the design and layout of the proposal would see the inclusion of a window at first floor level on the north and south elevation, these windows measuring 800mm x 700mm, would be serving the bathroom to each dwelling, in turn they would be frosted glazing and can be conditioned to ensure the opaqueness is retained and any aspect of overlooking towards either No.143 and 149 is mitigated. At ground floor level, the design would see the inclusion of a side doors giving access to the utility room and the windows to the bathroom of each dwelling. These are not considered to offer any degree of inter visibility as, being at ground floor level, a fence can be erected up to 2.0m removing any outlook towards the neighbours, the bathroom window would be frosted glazing, and the side door would be to a utility room and not a main habitable room of the dwellinghouse.
6.10 Considering whether there is any impact regarding the overbearing and loss of light, these can be addressed as similar issues which are affected by the design, scale and massing of the building. The proposed design would place the building closer to the north and south boundaries, giving 1.2m of width between the north and south elevation with the 2.0m high boundary fencing.
6.11 Concerning the impact on 149, between the two buildings there is a driveway up the side of 149 leading to a single width garage. The proposed north elevation would be approx. 5.0m away. The windows on the south elevation of No.149, which are more biased towards the rear of the building serve; a landing window, obscured glazing at 1st floor; and a utility window on the ground floor. The main habitable rooms feature windows facing out to the front and to the rear gardens, rather than towards the application site. The proposal would have not be considered to material effect these habitable rooms as the light to and outlook from those rooms would be unaffected by the erection of the proposed building.
6.12 Concerning the impact on 143, as the proposed is a mirror image to the above paragraph, the same comments apply to this scenario.
6.13 Given the previous application was not too distinct from the current application in terms of mass and scale, the appeal inspector considered the impact on 149 Royal Avenue and concluded; "that the proposal would not cause any significant harm to the living condition of the adjacent residents, including with regard to the effects on the occupiers of 149 Royal Avenue in terms of loss of light and outlook. I have found no conflict in that respect with General Policy 2 of the Strategic Plan, which amongst other matters requires that development should not affect the amenity of local residents adversely" (paragraph 27).
6.14 Having regard to the above, the proposal would not be considered to cause any significant harm to the living conditions of adjacent residents, including with regard to the effects on the occupiers of No.s 143 and 149 Royal Avenue in terms of loss of light and out looking. As such the proposal is therefore considered to be in accordance with General Policy 2 (g) as the proposal does not adversely affect the amenity of local residents.
(iv) the impact of the proposal on the highway.
6.15 The proposal would not see any conflict with the existing entrance and access arrangement. Access into each property or from the highway would be based on the existing arrangement but
==== PAGE 5 ====
17/00624/B
Page 5 of 6
widened to a distance of 4.2m. In-between the two entrances there would be a masonry wall 1.0m high on the boundary for a length of 10m. In addition, each parking area is large enough to provide a sufficient amount of off-street car parking for a minimum of two vehicles with in addition to the space in the garage and therefore is in compliance with Transport Policy 7 and General Policy 2 (h) & (i) of the Isle of Man Strategic Plan 2016. It is also noted Highways Services do not object.
RECOMMENDATION 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning 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: (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 (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 17.07.2017
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.
C 2. Prior to the occupation of any dwelling the garage, car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter.
Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety.
C 3. The bathroom windows in the first floor side elevations must be fitted with glass obscured to Pilkington Level 5 or equivalent and retained as such thereafter.
Reason: to ensure the privacy of those in adjacent property.
==== PAGE 6 ====
17/00624/B
Page 6 of 6
This approval relates to drawings referenced; 17004/01; 0138/01-01; 0138/01-02; 0138/01-03 all date stamped 8th June 2017.
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: 19.07.2017
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