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7.19 A substantial planting and landscaping scheme has also been included within this submission. To the east, south and west of the proposed dwellings are bands of dense tree planting and hedgerow planting. 7.20 The previous Inspector comments on the design of the proposed dwelling as being 'uninspiring'. It is considered important to note the design of dwellings within the surrounding area, when considering the design of the proposal. In this case the design of the proposed bungalows compared to the existing properties within the Bretney Estate, it is considered a considerable step forward for public housing in terms of design. 7.21 Each dwelling would benefit from pre-cast concrete features (cill and string) with a smooth painted render. Additionally, a blue engineering brick plinth around the dwelling would further improve the appearance of the properties. 7.22 It is also consider the proposed layout and associated landscaping and hardstanding to the north of the dwellings show the Department's intention not only to provide houses of quality, but also provide such dwellings with a pleasant outlook and external amenity space. The external hardstanding is proposed to encourage the sense of community, whilst providing an acceptable outlook for occupiers. The space will also be beneficial to older residents, for example with grandchildren as the space will provide a facility for summer play. 7.23 It is considered four dwellings on the application site is a relatively low dense development and one which would certain provide a pleasant facility for future occupants of the dwelling and for members of the public. 7.24 Overall, it is considered the proposal would be beneficial to the visual amenities, due to the design of the dwellings, the design of the external area and given the existing site does not add to the character and visual appearance of the area.
With regard to parking, the proposal would include a total of 10 car parking spaces, two of which are disabled parking spaces. The spaces would comply with the parking standards as set out in the Isle of Man Strategic Plan. Additionally, a further six spaces are provided near to the junction with the Bretney Estate.
The dwellings most affected by the proposal would be the three existing bungalows direct adjacent to the application site (northeast). The proposed dwellings would be sited approximately 36 metres away, with the proposed public amenity and car parking area between. 7.27 It is considered that, given the distance between the proposed and the existing, and due to the proposed size of the dwellings, the proposal would not have an adverse impact upon the residential amenities of the neighbouring properties either from, loss of light, an overbearing impact, and/or overlooking resulting in a loss of privacy.
7.28 It is also considered the proposed external amenity area would be beneficial to the occupiers of the existing three bungalows who will also be able to benefit from using the facility and improve their outlook.
8.1 It is considered that the use of the site for the proposed manner accords with the general residential nature of the surrounding area. Accordingly, it is considered that the construction of the dwellings and the external amenity area is acceptable and it is recommended that the application be approved.
The Directorate would also suggest the following notes are attached to the approval notice for the benefit of the appellant.
prior to the commencement of any building works. (In particular, the Drainage Division must be advised of the commencement of work on the site. All drainage works must conform to the requirements of the Department of Transport's "Manx Sewers for Adoption" and all necessary inspections/surveys (including CCTV) are to be carried out at the developer's expense). It is also a legal requirement under the Sewerage Act 1999 that the Department (as the drainage Authority) be advised, in advance, of the date of the connection of each dwelling to the public sewer(s).
Communication Fees will be payable to the Department of Transport in respect of these drainage connection(s).)
It is noted that the surface water from the property is to be discharged via a soak away. The use of soakaways are subject to Building Control approval and if this approval is not granted, the Drainage Division would not give permission for the discharge of surface water into the existing foul system and an alternative means of disposal would have to be sought.
Full details of the information required by the Division are listed within Part 1 of Manx Sewers for Adoption - 'Aid to making a sewer adoption sub
This statement has been prepared by Mr Chris Balmer, MA Hons, MTCP, MRTPI Planning Officer, on behalf of the Planning Directorate of the Department of Local Government and the Environment.
Signed: ______________________
Date: ______________________
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