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 part of an overall estate of 101 dwellings which were approved under the provisions of PA 10/00544. This estate has two accesses onto the Poortown/Derby Road and in the south back is close to the grounds of QEII secondary school. The area of the site which is the subject of this application, is located towards the southern end of the site and as approved accommodated two blocks of apartments - twelve units accommodated in two separate blocks. These sat opposite two similar blocks of apartments. These apartments are the subject of a current application to replace the northernmost apartments with three detached dwellings (PA 12/01519). This application has yet to be determined.

The Proposal

1. Proposed is the amendment of the approved layout from that described above. The apartment blocks are to be replaced with two terraces of five dwellings each. The dwellings are two storey in height and finished in a variety of materials - facing brick, and render painted different colours. Some of the dwellings have pitched roofed timber canopies over the front doors, others mono-pitched roofs all finished in black coloured tiles. The windows are all different - some side hung, others sliding sash look alikes and others single opening lights. All have external meter boxes shown on the font elevation and each has a chimney stack. Twenty parking spaces are shown mostly in front of the dwellings: plot 10 has two spaces to the side of the property. The dwellings are all 20m from the rear of the properties to the rear which are larger, semi-detached dwellings.

1. The space in front of the access will be grassed with some trees planted within it. The buildings will be set back further from the road than were the apartments although the parking will be in full view whereas with the apartments it was tucked away behind the buildings. The hedging to the north east of the buildings is to remain as was shown in the earlier application.

Application No. :	12/01447/B
Applicant :	Heritage Homes Limited
Proposal :	Erection of 10 terraced dwellings on site of 12 previously approved apartments, with associated access, parking and drainage arrangements (amendment to PA 10/00544/B)
Site Address :	Approved Plots C1 To C12 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

1. Whilst the previous scheme resulted in the requirement for affordable units, none of these were within the current application site.

Planning Status

1. The site lies within an area designated on the Peel Local Plan as Predominantly Residential. The site has been the subject of an approved layout which shows a similar layout to that now proposed.

1. Provided that the affordable housing is provided in accordance with the previously agreed arrangement, the issues to be considered are whether the proposed development complies with the provisions of General Policy 2: in particular:

"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 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; 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 adverse effect on road safety or traffic flows on the local highways; m) takes account of community and personal safety and security in the design of buildings and the spaces around them".

Planning History

1. The estate has recently been approved under the provisions of PA 10/0544. Since then there have been a small number of changes to various house types, none of which is relevant to the consideration of this current application.

Representations

1. Highways Division indicate that they do not oppose the application.

1. Department of Social Care indicates that the proposal does not affect the provision of affordable housing as previously proposed.

Assessment

1. The proposal will result in a very different streetscene than what has previously been approved. Instead of two large blocks with substantial areas of landscaping, there will be a row of properties set back further from the estate road but with parking in front, but less high. The perimeter hedging will be retained as previously. Whilst the layout is different from that approved previously, it is in keeping with the terraced housing to the south and not unsympathetic to the semi-detached housing behind.

1. As such, whilst different from previously shown, the proposed scheme is considered to be acceptable in itself and within the estate as a whole and is recommended for approval.

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.

1. The Department of Social Care do not raise material planning concerns and should not be afforded party status in this case.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 06.12.2012

---

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

C 2. This approval relates to the erection of ten terraced dwellings and associated parking and landscaping as shown in drawings 2313.506.3, ADR_C01, 2313.508.01, 2313.508.02, 2313.508.04, 2313.508.03 and 2313.506.4 all received on 26th October, 2012.

C 3. Prior to the occupation of the dwellings hereby approved, the approved road layout up to the application plots including parking areas must be laid out to at least base course level and available for use by occupiers of the approved dwellings and apartments.

C 4. 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. For clarification, all areas outside of the footprints of the proposed dwellings which are not to be paved for access or parking must be grassed.

---

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: 7/12/12

Determining officer (delete as appropriate)

Signed: _________________________ Anthony Holmes Senior Planning Officer

Signed: _________________________ Michael Gallagher Director of Planning and Building Control

Signed: _________________________ Sarah Corlett Senior Planning Officer

Signed: _________________________ Jennifer Chance Development Control Manager