Planning Officer Report

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

Officer's Report

The Site

1. The site is the curtilage of five approved residential dwellings which have yet to be constructed, within a development of many more houses, all accessed from the A20 Poortown Road via a new road junction leading into the estate opposite Oak Road. Access is also available from the adjoining developing estate of Reayrt ny Keylley.
2. The house types approved on these plots were Keppels and Baldwins - semi-detached houses with a slight variation between Keppels and Keppel G types which incorporate an attached garage. These are two storey dwellings which have the overall impression of a large house, with a projecting annex and a garage on each side. Both side elevations are windowless on the plans originally approved and as proposed here.

The Proposal

1. Proposed is the erection of dwellings on the site. They are the same as those approved under PA 10/0544 other than the rear of the properties are to be squared off, providing additional space at the rear of the garage which could be used as a utility space. Also proposed is the omission of the internal glazing strip (the windows, once installed could be replaced as is now proposed without planning permission) and the addition of a door and window at the rear of the garage in the Keppel G type.
2. The properties are within a cul de sac and will not be visible other than from within the estate.

Planning Status And Policy

1. The site lies within an area designated on the Peel Local Plan of 1989 as Predominantly Residential.
2. As such, the provisions of General Policy 2 are applicable in this case, in particular:

Application No.:	12/01123/B
Applicant:	Heritage Homes Limited
Proposal:	Erection of five dwellings (Amendments to house types approved under PA 10/00544/B)
Site Address:	Plots C13,C16,C17,C24 And C 26, Residential Development Field 311825 And Parts Of Fields 315097, 311826, 311827 & 314444 Between Derby Road / Poortown Road & QE2 High School And East Of Reayrt Ny Keylley Peel Isle Of Man

"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:

a) is in accordance with the design brief in the Area Plan where there is such a brief; b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space 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."

Planning History

1. The relevant previous application in the consideration of this application is PA 10/0544 which proposed the development of the 101 houses of which the application site forms part. This was permitted on appeal, subject to a number of conditions. The only condition which required approval of further information prior to the commencement of works on site has been satisfied (condition 8 requiring a construction method statement).

Representations

1. Peel Town Commissioners indicate that they do not oppose the application.
2. Highways Division recommend that the amended plans satisfy their standards.

Assessment

1. The proposal is to erect dwellings which are very similar to those which already have approval and which may be implemented. The proposals will not result in any additional overlooking of any other property over and above what would be possible with the approved scheme and the proposed changes would not have any detrimental impact on the appearance of the properties. They will not be visible to the public and the changes would not have any adverse impact on the streetsce. As such it is considered that the application satisfies General Policy 2 of the Strategic Plan and is considered acceptable.
2. Following concerns raised by Highways Division in respect of the length of the parking spaces, the plans have been amended to provide for full length parking spaces and which may also make it easier in the future for occupants to convert the attached garages to living accommodation under the provisions of the Town and Country Planning (Permitted Development) Order 2012, as the full range of parking spaces have already been provided.

Party Status

1. The local authority, Peel Town Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
2. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

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.

The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2.

This permission relates to the erection of dwellings as shown in drawings 2313.506.1A, 2313.506.2A received on 7th September, 2012 and 2313.507.1, 2313.507.2 and 2313.507.3 all received on 7th August, 2012.

C 3.

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.

C 4.

Prior to the occupation of the dwelling, the road layout to serve the dwellings, shown in drawing reference 2313.506.2 must be laid to at least base course level and the parking associated with the dwelling must be available for use by occupiers of the dwelling.

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

Decision Made : Permitted Date: 9/10/12

Determining officer (delete as appropriate)

Signed: C. H. M. Anthony Holmes Senior Planning Officer

Signed: Michael Gallagher

Signed: Jennifer Chance

Director of Planning and Building Control Development Control Manager

Director of Planning and Building Control Development Control Manager

9 October 2012

9 October 2012