The site is a parcel of land which lies to the rear of number 21, Belgravia Road and partly to the rear of number 19, Belgravia Road. The site has a frontage to Bay View Road of some 28m and is between 18m and 25m deep. Bay View Road is a narrow road (5m) which links Belgravia Road to Hague Crescent/Imperial Terrace. Bay View Road has a variety of properties along its eastern side. The existing dwellings are at the rear of 23, and 1-17, Belgravia Road.
The properties on Bay View Road are largely two storey and between 20m and 45m from the rear of the properties behind.
The properties to the rear of the application site are a two storey house which is set higher than its neighbour, number 19 which is a dormer bungalow with part hipped roof. Both properties have red tiled roofs. There is a timber fence erected between number 21 and the application site and there are established trees screening number 19 from the application site. The site is presently a lawned area with a flat roofed garage at the southern end of the site.
The Proposal
Proposed is the erection of a dwelling which is of a modern appearance with a pitched roof with flat section in the centre, large expanses of glazing at first floor and a first floor balcony area to the north. This has a solid wall on the northern side which is just over a metre high: the balcony then projects out at an angle to the south. The roof will be finished in a grey standing seam sheeted roof ad the walls in a white coloured render. The windows will be framed in aluminium.
The dwelling will be situated between 7m and 4.8m from the highway.
Planning Policy And Status
The site lies within an area designated on the Onchan Local Plan of 2000 as Predominantly Residential. As such the following Local Plan policy is applicable together with General Policy 2 of the Strategic Plan, which echoes the provision of the Local Plan:
O/RES/P/19 - THE ERECTION OF NEW RESIDENTIAL PROPERTIES MAY BE PERMITTED WITHIN AREAS DESIGNATED FOR RESIDENTIAL USE WHERE THESE WOULD FIT IN WITH THE DENSITY, MASSING, DESIGN AND CHARACTER OF EXISTING ADJACENT DWELLINGS".
Case Officer:
Miss S E Corlett
Photo Taken:
25.01.2013
Site Visit:
25.01.2013
Expected Decision Level:
Officer Delegation
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 space 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 adverse 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."
Planning History
Planning permission was granted for the erection of a dwelling identical to this, under PA 06/02106. This was approved at appeal where the inspector comments that "The design of the proposed house is of its time. It would plainly be of a different character to the existing properties that line Bay View Road which date from the 1950s and 1960s. However, that does not necessarily lead to the conclusion that planning approval should be refused." He goes on to discuss the similarly of the height, scale and massing which is similar to the adjacent properties and bearing in mind the character of the density of the layout of housing in the area, that the proposed dwelling would not result in overlooking such as would warrant refusal of the application.
Representations
Onchan District Commissioners indicate that they do not object to the application.
Highways Division require that visibility splays of 2m by 36m are provided and on-site turning for a vehicle is also provided. The splays are not illustrated on the drawing but the roadside walling is to be retained and is currently at a low height which would enable drivers of emerging vehicles to see over them: the applicant's agent has indicated that both gate pillars belong with the site and can be lowered to provide the required visibility. There is some provision for vehicular turning within the site illustrated on the plans.
The Isle of Man Water and Sewerage Authority raise an objection if the development will come within 3m of the public sewer which crosses the site. Amended drawings have been submitted which show the building 2m from the sewer which is acceptable to the Isle of Man Water and Sewerage Authority, where the foundations are below the invert level of the sewer.
Assessment
The scheme is virtually the same as that which received planning permission on appeal only five and a half years ago and during which time there have been no changes in circumstances or policy which would suggest that that conclusion is no longer appropriate.
The applicant has demonstrated that the requirements for drainage and access can be satisfied and it is considered that there will be no other adverse impact on the streetscene or on the amenities of those in neighbouring properties.
As such, it is considered that the development accords with GP2 and the provisions of the Onchan Local Plan and is recommended for approval.
Party Status
The local authority, Onchan District 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.
The Isle of Man Water and Sewerage Authority is a statutory authority and should be afforded party status.
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: 11.02.2013
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approvalN : Notes attached to conditionsR : Reasons for refusalO : 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 the erection of a dwelling as shown in drawings 02D and 01E received on 17th January, 2013.
C 3. The access to the approved dwelling must have available to it visibility splays of 2m by 36m unimpeded by obstructions.
N 1.
The applicant is advised that public sewerage runs through the site and that foundation levels of the building closest to this, within a clearance of 2m must be below the invert level of this sewer.
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 : 15/2/13
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
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