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This application is recommended to be considered by the Planning Committee as the Local Authority and the Highways Division object to the proposal but it is recommended for approval.
The application site relates to the residential curtilage of 54 Glenfaba Road, Peel. The site is occupied by a semi detached two storey property and a large garden area sits between the dwelling and the adjacent property 52 Glenfaba Road. The site is bounded on its street side by a 1.5 metre high Manx stone wall.
This application seeks approval for the erection of a pair of semi detached dwellings on the site. The submitted plans show two adjoined three storey dwellings each with a single storey rear outlet. The buildings would be sited so as to be approximately 6 metres from Number 52 and 5.5 metres from Number 54. The front elevation of the buildings would be set back from the highway by 2 metres. There would be no windows in the side elevations of the three storey section of the buildings.
Each dwelling would provide an open plan lounge, dining room and kitchen at ground floor level, two bedrooms and a bathroom at first floor level and a third bedroom at second storey level. The central section of the existing boundary wall would be removed and each property would have an 'L' shaped side and rear garden. No off street parking is proposed to serve the dwellings.
The application site is located within an area identified as being mixed use by the Peel Local Plan. The site is also located in the Peel Conservation Area. Within the Isle of Man Strategic Plan 2007, the following policies are judged to be relevant:
General Policy 2; Environmental Policy 35; Transport Policy 7.
There have been no previous planning applications relating to this site.
The Highways Division objects to this application stating that no off street parking spaces have been provided. The Division also notes that although the applicant has tried to demonstrate the parking situation, the photographs supplied demonstrate that they would be removing at least 3 on road parking spaces with this proposal.
Peel Town Commissioners have submitted an objection to this application stating that one of the Commissioners objected to the proposed use of the Commissioner's car park to serve the proposed development and after discussion it was agreed that the Commissioners recommend that the application be refused.
The main issues to consider in the assessment of this application are the impact of the proposed development upon the surrounding area, the impact of the proposal upon the residential amenity of adjacent properties, parking and the impact of the development upon the Peel Conservation Area.
Impact upon the surrounding area The site forms an opening between the existing built frontage of Glenfaba Road. It could be argued that the gap represents relief from the otherwise enclosed facade created by the dwellings along the western side of the road. On the other hand the space could be seen as undermining the integrity of the terrace, weakening its sense of enclosure which is characteristic of the street. At this point the argument relating to the visual impact of developing the site is finely balanced however there is another factor which must be taken into account in that the site provides a clear view of the Peel Power Station chimney, a feature that is not attractive and does not contribute to the amenities of the area. It is judged that this, added to the improvements that would be brought to the integrity of the terrace are sufficient to justify the development of the site in terms of its visual impact upon the surrounding area.
It is judged that the proposed development represents a pleasing design which would sit comfortably within the site and would be in-keeping with the properties either side. It is judged that there would be an improvement to the streetscene if the development were implemented.
Impact upon residential amenity The site is set between two existing dwellings and accordingly careful consideration must be given to how the proposal may affect the existing amenity enjoyed by these properties. The development would be sited approximately 6 metres from the main core of Number 52 and some 5 metres away from the single storey side conservatory. The development would be to the south of Number 52. There is one side window located in the side of the rear outlet of Number 52. Taking into account factors including distance, orientation, window position and massing, it is judged that the proposed development would not cause unacceptable harm to the amenity of Number 52.
Number 54 is in the ownership of the applicant and is set to the north of the proposal site. The property has two first floor windows on its side elevation however these are secondary windows and as such are not the only source of light to the rooms that they serve. The separation distance between the proposed development and Number 54 would be approximately 5 metres. The development of the site would remove the existing large side garden from Number 54 however a rear yard area would be retained and this is comparable in size to the rear yards of other properties in the street. It is concluded that the amenity of Number 54 would be adequately preserved by the proposed development.
The proposal does not include any off-street parking to serve the two dwellings and the applicant has made it clear that this has been considered in the formation of the proposal. None of the terraced properties on this side of Glenfaba Road have off street parking and this is an integral part of the character of the street and allows for the continuous terrace and the immediate abutment of properties with the pavement. Indeed the inclusion of off street parking would likely undermine the character of the site as it would require a completely open frontage and would prevent on street parking to the front of the site.
The applicant has attempted to demonstrate that there is sufficient on-street parking available in this location reinforced by the adjacent car park that is owned by Peel Town Commissioners. The Commissioners have objected to the use of their car park by future occupiers of the development although it is not clear how the use of the car park is controlled at present, seemingly it is open to any body and spaces are used on a first come, first served basis. The Highways Division has also objected to this application stating that the development would result in the loss of existing on-street parking spaces. This point would seem to be questionable as the plans clearly show that on-street parking to the front of the site would remain and as such there would not be a decrease in parking provision. The application is supported by a Traffic Survey which counted the number of available parking spaces within a 50 metre distance of the site. The results are evidenced with photographs and can be summarised as follows:
At 19.00 hrs on Thursday 17th June there were 22 spaces available; At 16.30 hrs on Saturday 19th June there 22 were spaces available; At 12.00 hrs on Monday 21st June there were 35 spaces available, and; At 19.00 hrs on Monday 21st June there were 24 spaces available. Whilst it is accepted that the proposed development would increase the number of vehicles being parked in the locality, it is not accepted that this would cause such harm to the surrounding area that the proposal should fail for this reason.
The Isle of Man Strategic Plan 2007 sets out at Appendix 7 a set of parking standards to be applied to new development. Residential development such as that proposed by this application would normally be required to provide 2 off street parking spaces per dwelling. This application proposes no dedicated off street parking and as such does not meet the parking standard requirement. The parking standards are accompanied by a set of scenarios in which it may be reasonable to relax the standards. These relate generally to the preservation of historic buildings and streetscapes and where a reduction in the normal parking requirement can be shown to not cause unacceptable on street parking.
In this case it is judged that the proposed development would be of benefit to the Conservation Area and that the site is within a reasonable distance of an existing bus route. Furthermore, the additional on street parking that may arise from the development is not judged to be such that it would have unacceptable impacts on the locality. It is also worth noting that there are few similar development opportunities in the immediate vicinity and as such there is unlikely to be pressure from similar
developments which may result in a cumulative impact on parking provision which may be unacceptable.
Impact upon the Conservation Area
Glenfaba Road is located within the designated Peel Conservation Area and accordingly development proposals are required to preserve or enhance the character of the locality.
The proposal represents an in-fill development within a frontage of existing, historic development. It is notable that it is only the western side of Glenfaba Road that is included in the Conservation Area designation. This side of the street is characterised by long rows of terraced properties and it is only towards the very end of the Road that the intensity of development begins to weaken.
It is judged that the development of the site as proposed would consolidate the existing built form of Glenfaba Road and would act to mask the view of the power station chimney which currently represents a dominant feature of the vista across the site and beyond. Furthermore the design, scale and form of the proposed development are considered to be sensitive and appropriate to the streetscene and the context of the Conservation Area. It is judged that the proposed development would have an enhancing effect upon the character of the surrounding area.
CONSERVATION OFFICER'S SUPPLEMENTARY REPORT:
As the property is located within the Peel Conservation Area designated in 1990, the content of this application has been considered with particular regard to Policy CA/2 SPECIAL PLANNING CONSIDERATIONS of Conservation Areas as set out within Planning Policy Statement 1/01- Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man.
These proposals seek to infill an existing, 'gap site' which has been in place at least as long as the Conservation Area was designated in 1990. As such, the character of the Glenfaba Road section of the Peel Conservation Area is of a continual terrace. This 'gap site' is therefore at odds with the predominant character of the Conservation Area.
There is an argument to say that views into and out of a Conservation Area are important aspects of the character of that Conservation Area. However, in this particular case, the view through the open gap is of the Power Station and cannot therefore be considered to be positive. The infill of the gap site can therefore be argued to enhance the character of this section of the Peel Conservation Area.
The house is three storey and slightly taller than its immediate neighbours. Whilst not a faithful replication the design draws from those neighbouring buildings in its use if the vertical proportions of the sliding sash windows, the format of the dormers, the use of render and natural slate on walls and roofs and the gable end chimney stacks.
The scheme is adjudged to be acceptable in terms of its impact on the character of the Conservation Area.
RECOMMENDATION
Permit.
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Peel Town Commissioners
Accordingly the following parties are not granted Interested Party Status:
10 September 2010
10/01002/B
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.
Recommended Decision: Permitted
Date of Recommendation: 10.09.2010
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 a pair of semi-detached dwellings on land adjacent to 54 Glenfaba Road, Peel as shown by Location, 10/2320/01, 2320/02 and Traffic Survey all received 7th July 2010.
C 3. The roof(s) must be finished in dark natural slate. C 4. All windows must be sliding sash as shown by approved drawing 10/2320/02. C 5. The front doors of the approved dwellings must be of timber construction and must be designed as shown by approved drawing 10/2320/02 unless otherwise agreed in writing with the Planning Authority.
I confirm that this decision has been made by the Planning Authority in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : Authority Meeting Date :
Signed :
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