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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: 14/00475/B Mr Glenn Bell Erection of a dwelling (comprising amendments to PA 10/00934/B) Plot 23 A Manor Park Onchan Isle Of Man IM3 2EP Site Address: ? Q'2> Case Officer: Photo Taken : Site Visit: Expected Decision Level: Officer Delegation Mr Edmond Riley ^ • c? Officer's Report 1.0 THE APPUCATEON SITE The application site is Plot 23A, Manor Park, Onchan. The site is a vacant plot of land situated at the east end of Manor Park. Manor Park is a linear residential cul-de-sac consisting of large detached dwellings fronting either side of the road, many of which are finished in a mock-Tudor style. 1.1 The application site is located on the side of a hill and the land rises from south to north. The site is situated to the northwestern edge of a much larger residential area. Manor Park backs onto a golf course to the north. Next to the site due west and south, which is at the east end of Manor Park, are existing residential dwellings; to the north and east are Plots 23 and 23b respectively, where there are extant planning approvals for two large detached dwellings. Plot 23 is currently under construction, although work appears to have stopped for the time being. To the south of the site, on lower ground, are three detached dwellings fronting the north side of Howe Road. 1.2 2.0 THE PROPOSAL Full planning approval is sought for the erection of a two-storey, detached dwellinghouse, The dwelling is to be largely finished in brick with black vertical and horizontal timbers set within white rendered areas to give the dweiling a mock-Tudor appearance. Stonewold concrete tile rooftiles are also proposed. Owing to its proposed setting on the side of a hill, the dwelling would be split-level, presenting as a bungalow to Manor Park (to the north) and a two-storey dwelling to the south. 2.1 The dwelling would have five bedrooms, two at the Lower Ground Floor and the remainder at the Ground Floor above. An integral garage is also proposed, with a further three reception rooms and a gym/games room. 2.2 3.0 PLANNING HISTORY Planning approval was granted under PA 09/01278/B for the erection of a detached dwelling on this plot. That approval expired on 15th September 2013. The approved dwelling was similar to that currently proposed, albeit that the Lower Ground Floor was roughly half 3.1 14/00475/B Page 1 of 6 3 July 2014

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the size of that now proposed, Planning approval was granted the following year under PA 10/00934/B for a broadly identical dwelling to that now submitted; the extra floorspace comprised a fifth bedroom, the gym/games room and an extended corridor with linen cupboard. That approval expires on 19th August 2014. As noted above, PA 13/91314/B was approved for the erection of a new dwelling east of the site at Plot 23b. This was approved by Planning Committee, who heard the application on the basis that a small element of the site extent fell within the area designated as a golf course. Plot 23 is under construction following approvals to PAs 08/00377/B, 09/01080/B and 10/01012/B. 3.2 4.0 PLANNING POUCY In terms of local plan policy, the application site is located within a wider area of land that is designated as proposed residential under the Onchan Local Plan Order 2000. Planning Circular 1/2000, which constitutes the written statement to be read in conjunction with the local plan, contains one paragraph and one policy that refer to development within Manor Park - Paragraph 4.20 relates to plots within Manor Park and states: 4.1 'There are remaining a number of plots off the slowly developing site known as Manor Park which have yet to be developed. Manor Park is accessed from Harbour Road and runs parallel to Howe Road in a west-east direction. The dwellings in Manor Park are of two distinct types: on the southern side the properties are larger and appear as single storey toward the road and two storey toward the sea. The dwellings on the other side of the road, backing onto Howstrake Heights are smaller, mostly mock-Tudor in detailing and finish and appear as split level taking advantage of the fall in the slope of the land. The Department is of the opinion that this area in general should be completed as soon as possible and in this context should remain zoned as predominantly residential. All new properties should be designed to complement existing house types and not be detrimental to the outlook or amenities of those existing properties alongside, in front or behind." Policy O/RES/P/7 relates to plots within Manor Park and states: "Development of the remaining plots within Manor Park will be permitted for residential purposes where such development responds to the style and density of development on each side of the road and where the amenities (outlook, light and privacy) of existing properties which abut the site are not adversely affected." 4.2 4.3 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application -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: is in accordance with the design brief in the Area Plan where there is such a brief; respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; does not affect adversely the character of the surrounding landscape or townscape; does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; does not affect adversely public views of the sea; incorporates where possible existing topography and landscape features, particularly trees and sod banks; does not affect adversely the amenity of local residents or the character of the locality; 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; (a) (b) (c) (d) (e) (0 (g) (h) 3 July 2014 14/00475/B Page 2 of 6

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(i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption." Housing Policy 4 of the Isle of Man Strategic Plan 2007 states: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(l) 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: 4.4 (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 the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14." (c) 4.5 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 in paragraph 6.2 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive," Transport Policy 7 of the Isle of Man Strategic Plan 2007 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards." 4,6 5.0 REPRESENTATIONS 5.1 Onchan District Commissions recommend the planning application be approved. 5.2 Highway Services have no objection to the planning application. 6.0 ASSESSMENT It is noted that a broadly similar dwelling was approved in late 2009, and another extremely similar scheme in 2010, on this site and in the same location. No planning policy has changed since that previous approval. Nevertheless, it is appropriate to consider the application afresh, not least since the dwelling now proposed is roughly one third larger in terms of floorspace and mass, albeit that the footprint remains unchanged. In the first instance, it is worth noting that the differences between the current and 2010 submissions comprise: 6.1 a 0.6m higher roof pitch for the main body of the dwelling; alterations to the decorative mock-Tudor detailing; new railings bounding the Lower Ground Floor terrace, and a slight alteration to the landscaped slope running down from that terrace, resulting in a squarer slope. o 0 0 0 Page 3 of 6 3 July 2014 14/00475/B

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Whether this is a suitable location in principle for housing The site is located within an urban area and the proposal accords with the land use zoning for the immediate locality, which is for proposed residential development. The site is in a sustainable location for a new dwelling, with reasonable access to shops, services, jobs and public transport. The proposal would to a large extent round off this part of the residential estate and would make good use of land that is designated for residential purposes. The site is considered to be a suitable location in principle for a new dwelling. 6.2 The effect of the proposal on character and appearance of the area The proposed dwelling is large and slightly grandiose; however, it would be in keeping with the existing sizeable dwellings on Manor Park. The design and materials are considered to be appropriate. The dwelling would be in an elevated position; however, it is not considered that it would be visually over-dominant or that it would have an adverse impact on the wider landscape. Indeed, it is noted that its ridgeline would sit comfortably below that of the dwelling approved for construction on Plot 23b, despite the 0.6m Increase in ridgeline. It is further considered that the slight alterations proposed and outlined in 6.1 above improve the look of the building by giving it a slightly less squat appearance. It is perhaps unfortunate that the chimneys have remained the same height, and therefore sit less proud from the roofline than was the case on the previous submission, but this is not an issue on which a fundamental objection could be based. It is therefore considered that the character and appearance of the area would not be unduly affected. 6.3 The effect of the proposal on residential amenity It is considered that the main issue is the effect of the new dwelling on the residential amenity of the two properties on lower ground to the south, numbers 47 and 49 Howe Road. A section drawing has helpfully been provided by the agent, which helpfully shows the relationship. For comparison purposes, the floor level of the proposed dwelling's second storey is 630mm higher than the ridgeline of no. 47; that no. 47 is a bungalow exacerbates this impact somewhat. However, it is noted that a garage lies to the rear of no. 47, and between the proposed dwelling and no. 47 itself. The northernmost part of no. 47 is roughiy 25m distant from the southernmost extent of the proposed dwelling; it is also true that no. 47 has a pair of rear outriders that extend towards the application site, such that it is not the entirety of the rear elevation that is at this distance from the proposed dwelling. In terms of no. 49, the nearest distance is 20m. All of these distances refer to direct rather than obscure sightlines between the proposed and existing dwellings. 6.4 While 20m is a generally acceptable distance between principal elevations of dwellings, it should be noted that the topography here, along with the relatively grand nature of the detached dwellings, means that this issue should be properly assessed. In terms of 47 Howe Road, it is considered that the distances involved and presence of the garage and some robust evergreen hedging here is sufficient to protect the residential amenity of the residents of that dwelling - and of the future dwelling - in respect of both overbearing and overlooking impacts. It should be noted that the main (i.e. nearest and most proud) window facing no. 47 on the proposed dwelling would serve the lounge. There is a master bedroom on the ground floor (i.e. second storey), but this is roughly 5m further back than the lounge window. As such, the issue of overlooking or overbearing is perhaps less of a concern in respect of the future occupiers of the proposed dwelling. 6.5 Turning to the impact on 49 Howe Road, it is noted that there is no rear garage here although the aforementioned evergreen hedge does continue along the rear of no. 49 - and also beyond to both west and east. It is also noted that the height and mass of the dwelling previously approved, as viewed from no. 49, is not especially altered from that proposed now. The case officer into the previous application in 2009 considered that "the effect of the 6.6 3 July 2014 14/00475/B Page 4 of 6

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proposal on the residential amenity of the existing surrounding properties is suitably limited". In view of the assessment in respect of no. 47 - which although slightly different in terms of the effect of the proposal than no. 49, it is not fundamentally different - and taking into account the previous conclusion outlined above, the impact in terms of private residential amenity in respect of both 49 Howe Road and the proposed dwelling is considered acceptable. It is noted that the nature of the streetscape to the rear of Howe Road is very much one of steeply-rising topography characterised by grand dwellings; the development of an additional dwelling of the kind proposed is considered unlikely to unduly affect the nature of that streetscape from a public amenity point of view. This conclusion also relates partly to the issue of overlooking or overbearing impacts, inasmuch as one additional dwelling here is unlikely to have an unduly negative cumulative impact. 6.7 22 Manor Park sits alongside the proposal site to the west, and does have some windows facing the proposal site. However, there is also a strong deciduous hedge here, and also the proposed dwelling would have no just one window - serving an en-suite bathroom - overlooking no. 22. While the ridgeline of the proposed dwelling would be roughly 1.8m higher than no. 22, the distance at 14m and lack of any direct overlooking, and also acknowledging the strong boundary treatment here, it is not considered that any objection could be sustained on this point, However, it is recommended that, for the avoidance of doubt, a condition requiring that en-suite bathroom window be obscure-glazed and retained as such be attached to any approval that may be forthcoming. 6.8 It is also considered that the new dwelling would not have an adverse impact on the amenity of the other neighbouring dwellings, including Plots 23 and 23b Manor Park, and nor on any other dwellings on Howe Road. 6.9 Access and parking The new dwelling would be accessed off the end of the existing cul-de-sac and the 6.10 access arrangements are considered acceptable. There would be plenty of parking and turning space within the grounds of the dwelling itself. There has been no objection to the proposal from Highway Services. 7.0 RECOMMENDATION 7.1 It is recommended that the application be approved subject to conditions. 8.0 INTERESTED PERSON STATUS 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. 8.1 Recommendation Recommended Decision: Permitted Date of Recommendation: 03.07.2014 14/00475/B Page 5 of 6 3 July 2014

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Conditions and Notes for Approvai / Reasons and Notes for Refusal C : Conditions for approvai N : Notes attached to conditions R : Reasons for refusai O : Notes attached to refusals C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. To comply with article 14 of the Town and Country Planning (Development Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. C2. The proposed window in the en-suite bathroom serving the Master Bedroom shall be glazed with obscure glass to Pilkington Level 5 or equivalent and permanently retained as such. Reason: To safeguard the amenities of adjoining occupiers from overlooking and loss of privacy. This approval relates to the following plans, date-stamped as having been received 25th April 2014: 788/001, 788/002, 788/003 and 0709F 01. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. Decision Made: Permitted Date: Determining officer (delete as appropriate) Signed :... Chris Balmer Senior Planning Officer Signed :... Sarah Corlett Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control Head of Development Management Signed :... Jennifer Chance 3 July 2014 14/00475/B Page 6 of 6