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 residential curtilage of two approved dwellings situated towards the southern end of an approved estate which lies between QEII Secondary School and Derby/Poortown Road. The estate comprises the layout of a large number of dwellings and associated roads, sewers and landscaping, all accessed from Derby/Poortown Road.

1. The approved plots which are the subject of this current application were to accommodate a pair of Keppel and Baldwin houses - different from each other and which cumulatively result in a building which looks like a single dwelling, but with two front doors. As approved, the Keppel was on the left and the Baldwin on the right.

1. The Keppel projects slightly further forward (850mm) than the Baldwin and has a projecting two storey gable and an attached garage whose front roof pitch wraps around part of the front elevation to form a canopy over the front door. The Baldwin has a canopy over the front door which does not extend any further to the left.

The Proposal

1. Proposed is the erection of the Keppel and the Baldwin but handed so that each is on the other side from the other than as approved. Both properties have two parking spaces although none is 3.25m wide as required by the Town and Country Planning (Permitted Development) Order 2012 which would mean that planning permission would be required for the conversion of the garage to living accommodation and the replacement of the existing garage door to a window. There is probably insufficient space to provide the additional width on the Baldwin (plot 17) but there is such space on the Keppel (plot 18).

1. The dwellings are otherwise as approved previously.

Planning Status And Policy

1. The site lies within an area designated on the Peel Local Plan of 1990 as Predominantly Residential.

Application No. :	12/01509/B
Applicant :	Heritage Homes Limited
Proposal :	Erection of two semi-detached dwellings ("handing" of dwellings approved under PA 10/00544/B)
Site Address :	Plots C17 & C18 Residential Development Under Construction Field 311825 & 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. As such, the provisions of General Policy 2 are applicable:

"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; j) can be provided with all necessary services."

1. The previous planning approval, PA 10/00544 is a material planning consideration as it granted planning permission for the same development, just the other way around.

Representations

1. Peel Town Commissioners and Highways Division indicate that they do not oppose the application.

Assessment

1. The proposal will result in no additional or different impact from what already has approval. The residential development around the site has approval and there are no dwellings to the rear of north eastern side which would be affected by the proposal and there is still to be a garage between the side of the proposed dwelling and the approved dwelling to the south west.

1. The application 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 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 Date of Recommendation: 11.12.2012 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 two dwellings as shown in drawings 2332/01/05, 2313/2/103, 2313.506.9 and 2313.506.8 all received on 12th November, 2012.

C 3. Prior to the occupation of the dwelling, the road layout to serve the dwellings, shown in approved drawing reference 2313.506.2 (PA 10/00544) 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.

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.

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 : 11/12/12

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