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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: 14/00473/B Brandywine Ltd Erection of a dwelling with attached garage and vehicular access Field 410891 Adjacent To Surby Mount & Victoria Lodge Surby Road Surby Port Erin Isle Of Man Site Address: Case Officer: Photo Taken : Site Visit: Expected Decision Level: Miss S E Corlett 11.06.2014 11.06.2014 Planning Committee Officer's Report THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE HISTORY OF THE SITE AND THE NUMBER OF REPRESENTATIONS WHICH HAVE BEEN RECEIVED THE SITE 1.1 The site is part of field number 410891 which lies to the north of Surby Road (B47). The field in its entirety stretches from the highway north and upward towards and as far as the residential curtilage of Surby Mount, an existing dwelling which looks down upon the application site. The boundary between the field and the curtilage of Surby Mount has been changed such that the existing property now has more land than previously. The application site is part of an area which has permission in principle, and which is recognised in the Area Plan for the South adopted in 2013, as being suitable for the erection of a single dwelling, both subject to conditions. 1.2 The field rises up from south to north by approximately 1 in 12. 1.3 To the east of the site is an existing dwelling, Meadow View, which is a traditional Manx cottage with a footprint of 8m by 9m. This has a frontage to the highway of around 13m and a depth of around 26m. There are trees along the boundary of West View with the application site. To the west of the site is another existing property, Victoria Lodge which is a more modern property with a two storey block with accommodation above a garage and a large single storey section to the east. This has a length of 27m. To the north is Surby Mount, an existing two storey property which has traditional elements but has modern windows and a projecting large porch. Across the road to the south is an open field which is not designated for development, to the east of which sit what look like three properties - Homesea and The Homestead which are opposite the south eastern corner of the site and Thie ny Chibbyr which is opposite West View. These three properties (Homesea, Thie ny Chibbyr and The Homestead) are actually one - Thie ny Chibbyr. 1.4 The principal vantage points from where the proposed development will have a perceivable public impact are directly alongside the site on Surby Road and from a distance from the Ballafesson and Church Roads on the outskirts of Port Erin. From here the panorama of the landscape is such that Surby appears as a compact settlement split into two parts. 14/00473/B Page 1 of 7 16 June 2014
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separated by the open space between Surby Road and Garth Avenue. The two parts are visually connected by a linear strip of housing on the northern side of Surby Road most of which has traditional proportions and profiles. From both of these vantage points, Surby Mount is clearly visible which suggests that any property on the lower part of the field would also be similarly conspicuous. 1.5 Work has commenced upon the creation of the access approved under PA 13/91302. A van was on site at the time of the site visit, the level of the roadside wall had been reduced and a yellow metal container deposited close to the roadside trees at the south eastern side of the site. THE PROPOSAL 2.1 Proposed is the erection of a dwelling on the site. The dwelling has an attached garage: the frontage of the house alone is 13.2m with a single storey conservatory on the western gable which adds a further 4m and a garage on the eastern gable which adds a further 7.5m but set back from the front of the house by 3.4m. A rear extension projects from the rear elevation of the property, adding a further element which is 8.8m by 5,6m. The dwelling is two storey, the conservatory and garage are single storey and the rear extension is two storey but has a ridge which is Im lower than the main ridge. The dwelling has an external ground level 1.8m higher than the road level in front of the site and 2m lower than the ground level at the rear. The dwelling will be 8.4m at closest to the rear boundary and 12.5m from the highway at the front. 2.2 The dwelling will be finished in plain render with plastic framed windows and a natural slate roof. The windows are designed around the vertically proportioned sliding sash style but arranged on the first floor of the front elevation as having side lights of half the width of the main window and on the ground floor of the front elevation will be arranged as a three sided bay with flat parapet roof. There is no front porch but a round headed doorway in which is a set of double doors, 2.3 The site would be served by a new soakaway and connected to the main foul sewer. The access into the site would comprise a 4.8m wide entrance at its narrowest, which is 2.6m into the site, with visibility splays of 2m by 36m provided, This access differs from that approved under PA 13/91302 which was 3.4m at its narrowest and proceeded only 400mm into the site. This has now been regularised and the access is as approved previously. 2,4 Whilst no streetscene images have been provided, data regarding existing levels has been which indicate that the adjacent properties, Victoria Lodge and West View have ridge levels of 105.45 and 110.49 respectively. The proposed dwelling has a ground floor level of 101.35 and is 8.8m to the ridge, resulting in a ridge level of 110,15 - thus slightly lower than West View and higher than Victoria Lodge. It is not considered that further streetscene drawings are required to illustrate this relationship. PLANNING STATUS AND POLICY 3.1 The site is identified on the Southern Area plan as being suitable for the erection of a single dwelling subject to the following conditions: 1, Any scheme must demonstrate that a safe means of access can be provided with visibility spiays of 2m by 36m in each direction. Plans must illustrate how such an access is to be provided. 2. Any new dwelling must be designed with traditional features (pitched, slated roof, render and/or stone walling) reflecting the character of the older more vernacular properties in the vicinity. 16 June 2014 Page 2 of 7 14/00473/B
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there are no comparisons with adjacent property. They request that the Department of Infrastructure Drainage Division be content that the attenuation tank will deal adequately with the surface water which has caused problems with this part of Surby Road and note that the applicant will have to install a new sewer and ensure that flows are in the appropriate direction (ie west). 5.2 The owners of Thie ny Chibbyr which lies on the southern side of the road from the site, are concerned that there are no comparative illustrations of the proposed dwelling and appreciate that what is now proposed is more traditional than previous schemes but note that the roof is relatively steep with an integral skylight. They note that Surby Mount is not shown on the plans, and yet lies immediately to the rear (north). They request that if the application is approved that a condition requires the foul drainage connection is made at the south west corner of the site, They also feel that the approved entrance is still unnecessarily close to their driveway and that any new walling and ditches do not encroach out into the highway to ensure that they can still physically manage to get vehicles into their property, 5.3 Department of Infrastructure Highway Services does not oppose the application. 5.4 Manx Utilities Authority (Electricity) seeks consultation regarding the provision of electricity supplies. This is not a material planning consideration. 5.5 The owners of West View note that the plans do not show ridge heights of the proposed dwelling nor street scene elevations of the proposed development. They note that a temporary building has been installed underneath the canopy spread of the trees in the south eastern corner of the site which could represent a potential hazard to the health of these trees which have been identified as of amenity value in previous applications. They believe that the one in ten year soakaway proposed is inadequate but conclude by indicating that they do not object to the application per se and accept that many of the previous issues have been addressed by the applicant. 5,6 The owner of Victoria Lodge expresses concern at the provisions for dealing with surface water and considers that the one in ten year flood measures are not adequate, bearing in mind the previous experience of water flowing through and past the site and in the area generally. ASSESSMENT 6.1 The principle of the erection of a dwelling on the site is accepted under the provisions of the Area Plan for the South adopted in 2013 and was reiterated in the planning approval, PA 13/00245. As such, a dwelling would be acceptable on this site provided that the dwelling complies with the requirement for the inclusion of traditional features reflecting the character of the older more vernacular properties in the vicinity, and the drainage and access are acceptable, all as required by the Area Plan for the South adopted in 2013 design brief, but this does not obviate the need for the proposal to comply with principles of good planning as set out in General Policy 2, in particular, the need for the dwelling to respect the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; not affect adversely the character of the surrounding landscape or townscape and not to adversely affect the amenities of local residents or the character of the locality. 6.2 What is now proposed differs significantly from what was proposed and refused under PA 13/91040 in terms of its shape, basic dimensions and the amount of site covered and its proximity to the adjacent dwellings. None of the trees close to or on the boundaries with Victoria Lodge and West View is likely to be affected by this development although no structures or development should be undertaken within the canopy spread area of them and a condition to this effect should be attached to any approval which will also address the concern raised from a neighbour about the contained placed beneath the tree canopy. The width of 16 June 2014 14/00473/B Page 4 of 7
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the previous dwelling extended to 39m including all garaging whereas what is proposed here extends to a maximum width of just under 25m. The two storey part of the dwelling would be around 10m further from Victoria Lodge than previously proposed and whilst around the same distance from West View, the single storey garaging would be 3m further from the boundary close to that dwelling. The dwelling does not have any of the non-traditional elements of the last proposal, such as a chimney emanating from the eaves rather than the gables, single pane casements and a wide number of different styles of window and large expanses of glazing. 6.3 The dwelling does have more traditional features than previously - vertically proportioned windows, gable end stacks and in this respect will fit better into the landscape and complies with the requirements of the Plan. However, as with many proposals which try to capture a traditional character in a modern dwelling, the proportions are not quite vernacular which leads to a taller property with a different proportion of height to width and also different ratios of window to wall, The inclusion of a Georgian style door is perhaps a little out of keeping and the addition of what is in essence a modern garage on one side is not what one may expect to find on a Manx farmhouse, However, the setting of the site with some truly traditional and other more modern properties does not lead what is proposed to be so out of keeping as to warrant refusal of the application on these grounds. The Area Plan for the South adopted in 2013 does not require that the property follows the guidance of Planning Circular 3/91 but merely acknowledges and uses the traditional characteristics which is what has been done here. 6,4 Whilst issues have, understandably been raised in this application and in previous proposals, regarding surface and foul drainage of the site, there has been no confirmation from lOMWSA that the proposals are unacceptable in this respect and the capacity and design of the soakaway is a matter for the Building Regulations, which will not be adhered to if the drainage is deficient or unacceptable. 6.5 Whilst there have also been concerns that there are no ridge levels to compare the existing and proposed dwellings nor any streetscene elevation, it would be difficult to prepare an accurate drawing which illustrates precisely how the dwellings relate to each other, and which also illustrate a realistic view from any vantage point, due to the alignment of the road, the level of the site in relation to the level of the viewer and the alignment of the houses on each side. Indeed criticism was levelled in the previous application of a streetscene drawing which was prepared but not accepted as accurate. As there have been existing ground and ridge levels provided and measurable drawings provided of the proposed dwelling it is concluded that comparable levels of the existing and proposed dwellings can be ascertained without the need for further drawings. 6,6 The proposed dwelling will have an impact in terms of the view of the hamlet whereby a presently open space will have a new dwelling built upon it and the outlook and context of the neighbouring properties, particularly Surby Mount and also West View and Thie ny Chibbyr will change, it is considered that as approval in principle has been granted for a dwelling on this plot, what is now shown is sited and designed such that this impact will be as little as possible and what is proposed complies with the requirements of the approval in principle and the APS. PARTY STATUS 7.1 The local authority, Rushen Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status. 7.2 The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) d. 16 June 2014 14/00473/B Page 5 of 7
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7.3 The residents of Thie ny Chibbyr, West View and Victoria Lodge are immediately adjacent to the site and should be afforded party status. 7.4 Manx Utilities Authority does not raise material planning considerations and as such should not be afforded party status in this case. Recom mendation Recommended Decision: Permitted Date of Recommendation: 12.06.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R ; Reasons for refusal 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. Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. To comply with articie 14 of the Town and Country Planning (Development C2. Prior to the commencement of any development on site, all trees on site must be protected by the erection of a protective fence erected beneath the dripline of the canopy spread and thereafter during the course of construction, no vehicies may be parked, nor items or containers stored therein nor any excavation undertaken. REASON: in order to protect the existing trees on site from immediate or long term damage. This approval relates to Drawings referencell23/PL31/B, 1123/PL/32C both received on 14th May, 2014. I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority, Committee Meeting Date : Decision Made: 16 June 2014 14/00473/B Page 6 of 7
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... Signed : Presenting Officer Further to the decision of the Committee an additional report/condition reason is requiredi signing Of^cer to delete as appropriate 0 YES Page 7 of 7 16 June 2014 14/00473/B
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