Officer Planning Report Recommendations

Planning Report And Recommendations {{table:454584}} ### Considerations {{table:454582}} ### Written Representations ### Consultations {{table:454583}}

Officer's Report

The Application Site And Proposed Development

The application site comprises a parcel of land located in All Saints Park in Lonan.

The proposed development comprises of the erection of a dwelling on the application site and effectively constitutes a revision of the house type previously approved on the application site through previous planning application 10/00354/B.

Planning History

The application site and surrounding land has been the subject of a number of previous planning applications and there is currently planning approval for residential development through planning applications 07/02153/B and 10/00354/B.

Representations

Lonan Parish Commissioners recommend that the planning application be approved. The Isle of Man Water and Sewerage Authority do not oppose the planning application. The Department of Infrastructure Highways Division do not oppose the planning application.

Planning Policy

The application site is located within a wider area of land that is designated for residential development under the Laxey and Lonan Area Plan Order 2005. Policy L/RES/PR/12 relates this area of land and states:

"Residential development may be permitted on this site where this complies with the following development brief:

1. development must include a mixture of house types and densities with the density of development decreasing and space between dwellings increasing as one proceeds towards the north eastern end of the site to result in a density and style of housing adjacent to "Langdale" similar to these existing dwellings to the north of the development site. Development may include high density, starter homes. The houses to be built on the site must be designed so as to have variety and interest with a range of designs, materials and finishes and should avoid the use of light coloured dash, brick or render so as to minimise the impact of the development as viewed from further afield.
2. the detailed submission must include a landscaping scheme which makes provision for the breaking up of the buildings and the softening of the edge of the development on its western side. This must be complemented by a layout which does not present a regimented line of buildings along the western boundary.
3. detailed proposals must include full details of the connection of the new development to the main sewer.
4. the layout must include useful parcels of properly located open space which may be used for children's play.
5. at least 20 m must be maintained between the fronts and/or rears of new dwellings proposed within this site and the rear of existing property where these are directly alongside each other taking into account future proposals for conservatories and garages. The layout and landscaping proposals must take account of the proximity of existing properties and as most of these will be lower than the proposed dwellings, car must be taken to avoid overlooking or diminution of the privacy or amenities of the existing adjacent dwellings.
6. no vehicular access may be provided to service the site directly onto Croit-e-Quill Road due to the narrow nature of this highway and the proximity of existing properties to both the road and the laneways leading to the development site."

In terms of strategic plan policy, the Isle of Man Strategic Plan contains two policies that are considered specifically material to the assessment of this current planning application:

General Policy 2 states: "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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (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 unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

Housing Policy 6 states: "Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, in the absence of a brief, in accordance with the criteria in paragraph 6.2 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive."

ASSESSMENT

The planning application seeks planning approval for the erection of a dwelling on the application site and effectively constitutes a revision of the house type previously approved on the application site through previous planning application 10/00354/B.

The proposed dwelling is basically the existing dwelling approved on the application site with additional single storey side (garage) and rear (lounge) extensions. The increase in the size of the dwelling is suitably accommodated within the application site and should not unduly affect public amenity, private amenity or highway safety.

It is recommended that the planning application be approved.

PARTY STATUS

It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Lonan Parish Commissioners; and The Isle of Man Water and Sewerage Authority.

It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Infrastructure Highways Division (same department as Planning Authority).

Recommendation

Recommended Decision: Permitted Date of Recommendation: 06.08.2010 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 approval relates to drawing no.s 2384.1 rev. B and 2384.7 rev. B date stamped the 7th July 2010.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

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