Officer Report December 2012

Case Officer: Miss S E Corlett Photo Taken: Site Visit: Expected Decision Level : Planning Committee

Officer's Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THERE IS A REQUIREMENT FOR A SECTION 13 AGREEMENT FOR THE PROVISION OF AFFORDABLE HOUSING

The Site

1. The site is part of a developing estate which lies between Derby/Poortown Road to the north and QEII school to the south west with open agricultural land to the east. The part of the site to which this application refers is situated at the southern end of the site, abutting the south western boundary and as approved was to accommodate thirteen Ash type terraced and semi-detached two storey houses - all to be provided as affordable units in line with the Section 13 Agreement associated with that application (PA 10/0544).

The Proposal

1. Now proposed is the erection of thirteen sheltered residential units in place of the first time buyer's housing. The proposed housing will be a mixture of single storey and two storey units: plots 34 and 39 will accommodate single storey dwellings (facing north east) and plots 27, 32 and 33 will accommodate bungalows also. The two storey properties will have stone porches, the bungalows open canopies and all buildings will have a chimney at one end of the roof.

1. Ten car parking spaces are proposed directly in front of plots 34 to 39 and four more opposite them. An area of planted open space is provided behind the four parking spaces as was shown in the previous application. A bin storage area is proposed within the open space. The areas of Public Open Space will accommodate subterranean surface water mitigation tanks.

PLANNING STATUS AND POLICY

Application No.:	12/01587/B
Applicant:	Heritage Homes Ltd
Proposal:	Erection of 13 elderly persons dwellings on site of 13 previously approved terraced dwellings, with associated access, parking, open space and drainage arrangements (Amendment to PA 10/00544/B)
Site Address:	Plots C27 - C39, Residential Development Under Construction 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. The site lies within an area which is designated as Predominantly Residential on the Peel Local Plan of 1990. As such, the proposal should be considered on the basis of the provisions of General Policy 2 as follows:

"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; 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 adverse effect on road safety or traffic flows on the local highways; n) is designed having due regard to best practice in reducing energy consumption."

Planning History

1. The site has approval for residential development under PA 10/0544 referred to above.
2. Since that approval, various parts of the approved estate have been the subject of applications for the change of house type or alteration or extension of the approved dwellings(s).

Representations

1. Highways Division indicate that within the Strategic Plan there is provision to apply a lesser car parking standard where sheltered housing is to be provided; however in their view, the proposal is not for sheltered housing as there are no facilities provided on site for a warden. There is no provision to reduce the car parking standard purely on the basis that the expected residents will be 'elderly'. The age of the residents in free market properties cannot be guaranteed in perpetuity and there is no evidence provided that the age of the residents is a factor in the car parking requirement.

Assessment

1. The proposal will result in a less great mass of buildings and accommodation which is still considered to be "affordable" under the provisions of the Strategic Plan albeit for a different sector of the population. The inclusion of elderly persons' accommodation will add to the variety of types of accommodation available with no adverse impact on the visual impact of the development or the impact of the use of the properties.
2. The buildings will be more varied in ridge height and appearance than the terraces previously approved although neither scheme would have an adverse impact due to the building types.
3. The previous scheme showed what appears to be a hedge along the south western boundary and trees introduced in some of the rear gardens backing onto this boundary. The proposed drawings do not indicate what the rear boundary treatment will be and no trees are shown to be planted. It would be preferable to have a natural boundary at this point, like the boundary to the south east and if possible, trees planted in some of the gardens. A condition could be attached to require this.
4. Whilst the scheme does not make provision for the full two spaces per apartment as required for the general residential car parking standard set out in the Strategic Plan, this

scheme is for sheltered units for which the standard is one space per three units. Highways Division is quite correct to say that simply because the occupants may be "elderly" the parking requirement should be relaxed. However, the application is subject to control through a legal agreement such that the accommodation is provided through the local authority or Department of Social Care. As such, the accommodation will not be available on the free market and open to any manner of occupation. As such it is considered that the parking standards have been met and the application is acceptable.

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: Approve subject to Legal Agreement

Date of Recommendation: 19.12.2012

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 thirteen sheltered housing units as shown in drawings ADR_C03, 2313.506.14, 2313.506.15, 2313.501.01A, 2313.506.13 and 2313.501.02 all received on 28th November, 2012.

C 3. Prior to the occupation of any of the dwellings, the road leading to it/them and the parking associated with it must be laid to at least base course level and the associated parking available for use by occupiers of the dwelling(s).

C 4.

The south western boundary of the site must be formed by a planted bank or mesh fencing with hedge planting at least 1m in height and at least four trees planted alongside the south western boundary of the site, to the satisfaction of the Planning Authority. Any proposed changes to this arrangement must be approved in writing by the Planning Authority prior to the commencement of building works on plots 34 - 39.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005

Decision Made : ... Committee Meeting Date : ...

Signed : ... Presenting Officer

Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate YES/NO

C. Z. elderly persons' social. S. planting.