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23/01363/B Page 1 of 7
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/01363/B Applicant : Mr & Mrs Stuart Blackley Proposal : Erection of a new three bedroom dwelling and detached single car garage, with associated parking apron Site Address : Plot Adjacent To Fenella Villa Peveril Road Peel IM5 1PJ
Planning Officer: Vanessa Porter Photo Taken : Site Visit : Expected Decision Level :
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 30.04.2024 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. No development shall take place until full details of soft landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting (tree planting) showing, type, size and position of each. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwelling, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Reason: To ensure the provision of an appropriate landscape setting to the development.
C 3. The development hereby approved shall not be occupied or operated until the parking areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety
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C 4. The vehicle parking spaces shown provided for the development, hereby permitted, within the garages on Drawing No.23 1744 03 Rev A - dated received on 8th April 2024; shall be provided prior to the first occupation of the new dwelling and shall thereafter be retained and made available for vehicle parking at all times.
Reason: To ensure that sufficient on-site parking is provided to serve the development in order to avoid unnecessary on-street parking as per the requirements of the Manual for Manx Roads and Transport Policy 7 in the Adopted Isle of Man Strategic Plan (2016).
C 5. Prior to the occupation of the extension hereby approved, measures to prevent surface water runoff from the front driveway from running onto the highway shall be installed in accordance with details which have first been submitted to, and approved in writing by, the Department. The measures shall be retained as such thereafter.
Reason: In the interest of drainage/highways safety.
C 6. For the avoidance of doubt the solar panels hereby approved are required to be integrated solar panels (in-roof solar panels) installed so they run flush with the external roof plane rather than being installed on top of the roof tiles/slates.
Reason: in the interests of visual amenities of the individual property
This application has been recommended for approval for the following reason. The proposal is not considered to result in adverse visual impacts on the site and streetscene, nor detrimental impacts on neighbouring amenity, and the development would be afforded appropriate amenity provisions, meet the parking requirements, and would have acceptable highway safety impacts. Therefore, considered to comply with Strategic Policy 1, 2, 5 & 10, General Policy 2, Housing Policy 4 & 6, Transport Policy 1, 4, 7 and Environment Policy 22 & 42 of the Strategic Plan.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 24th November 2023; o Drawing No.23 1744 01 o Drawing No.23 1744 02 o Photographs of the site o Manufacturing details of the proposed ASHP
This decision also relates to the following plans and drawings, date stamped received on 8th April 2024; o Drawing No. 23 1744 03 Rev A o Drawing No. 23 1744 04 Rev A o Drawing No. 23 1744 05 Rev A o Drawing No. 23 1744 06 Rev A o ASHP calculations
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE
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1.1 The application site is a plot of land and double garage which sits between Fenella Villa and Yn Fea. The plot of land has the garage to the front half and then a raised rear garden to the rear.
1.2 The area is characterised by the single storey pitched garages to the North West of the site, the two storey terraced dwellings to the North East of the site, the two storey large dwellings with small gardens to the South West and the statement semi-detached dwellings of Fenella Villa and Brottby to the North East of the site.
PROPOSAL 2.1 The application seeks approval for the removal of the existing double garage and the erection of a two storey dwelling with integral garage. The proposed dwelling will have an overall height of approximately 8.2m high and is situated in three tiers to the ground floor level which gives a length of approximately 13m by approximately 3.6m at the shorted part of the three tiers and approximately 8.1m at the longest tier.
2.2 Other items proposed with the new dwelling Is the creation of a driveway, rear patio and Air Source Heat Pump.
2.3 The proposed dwelling is to provide a garage, porch, WC, utility room and open plan kitchen, dining and siting room to the ground floor level with three bedrooms, one with an en- suite to the first floor level.
2.4 The material proposed are for the walls to be smooth render, either natural dark grey slates or concrete tiles to the roof, windows and doors to be uPVC white and the proposed solar panels will be installed into the roof slopes with the type being set into the roof.
2.5 The proposal also includes the erection of a single storey flat roofed garage for Fenella Villa which is to measure approximately 3.6m by 6.6m.
PLANNING HISTORY 3.1 There are no applications situated upon the site which are relevant to this assessment.
PLANNING POLICY 4.1 The site lies within an area zoned as "Predominantly Residential" on the Peel Local Plan 1989 Map and also on the Draft Area Plan for the West, Map 6 - Peel. The site is not within Flood Risk Zone nor a Conservation Area.
4.2 Given the nature of the application and the land designation there are several relevant policies from the Isle of Man Strategic Plan including; Strategic Policy 1 - development should be located to make best use of previously developed land, redundant and underused buildings and utilising existing infrastructure; Strategic Policy 2 - focuses new development in existing settlements unless complies with GP3; Strategic Policy 5 - development must be well designed; Strategic Policy 10 - development should promote integrated journeys, minimise car use and facilitate other modes of travel; General Policy 2 - detailed 'development control' considerations; Community Policy 7 - designed to prevent criminal and antisocial behaviour; Community Policies 10 & 11 - implement best practice so as to reduce the outbreak and spread of fire; Housing Policy 4 - new housing will be located primarily within the existing towns and villages Housing Policy 6 - development in residential areas must be in accordance with the design brief of the area plan or in absence of a brief Paragraph 6.2 Transport Policy 1 - new development should be located close to existing public transport facilities and routes Transport Policy 4 - safe and appropriate provisions for journeys;
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Transport Policy 7 - parking standards Environment Policy 22 - seeks that development will not have unacceptable harm to the environment or neighbouring properties Environment Policy 42 - sets out new development within existing settlements must take into account the particular character and identity Infrastructure Policy 5 - methods for water conservation
4.3 The strategic plan gives guidance on the interpretation of "Infill development(1)" (in the sense of filling a small gap in an otherwise built-up frontage) may be acceptable in built up areas, but the value of spaces between buildings should not be underestimated, even in small settlements.
4.3 Other Material Considerations
4.3.1 The Department has published the Residential Design Guidance (July 2021) which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. This includes specific guidance on new houses, and impacts on Neighbouring Properties.
REPRESENTATIONS 5.1 The following consultations can be seen online in full,
5.2 Highway Services have considered the proposal and states, "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking subject to the vehicular access, boundary height and site layout on the approved plans conditioned before first occupation of the proposals, and that both garages are conditioned to be used for storage of vehicles only for the lifetime of the development." (1.12.23)
5.3 No comments have been received from Peel Town Commissioners at the time of writing this report.
5.4 DOI Highways Drainage have written in to state that, "Allowing surface water runoff onto a public highway would contravene Section 58 of the Highways Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads. (19.01.24)
5.5 DEFA Ecosystem Policy Team have considered the application and do not object but whish there to be a landscaping plan for the rear garden specifically the most southern section of the plot. They also request that an integrated bird nest brick suitable for a house sparrow, starling or swift to be erected under the eaves on the North East elevation of the proposed dwelling. (20.12.23)
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
6.2 PRINCIPLE (SP1, SP2, HP4, HP6)
6.2.1 As outlined in section 4 of this report, the site is situated within an area zoned as "Predominantly Residential," which implies that the creation of an additional independent
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residential unit within the site would be compatible with the land zoning and the surrounding streetscene which is existing residential dwellings. The proposed development is situated upon a site where there is already a structure and is situated close to already existing public transport links, within an already existing sustainable settlement. As such the proposal will align with Strategic Policy 1 and Housing Policy 4 of the Isle of Man Strategic Plan 2016.
6.2.2 Recognising the above, it is considered that the proposed development aligns with the land use zoning within the Peel Local Plan and that the site for residential purposes would be acceptable in principle. It is however, worth noting that the factors highlighted above do not provide an automatic approval for residential use of the site, given that further residential development within the site would have to be appropriate for the existing site character, character of the locality and not to have adverse impacts on other attributes of the site, such as access and highway issues, drainage, neighbouring amenity, and amenity for future occupants.
6.3 CHARACTER AND APPEARANCE (SP5, GP2, EP42, RDG) 6.3.1 When looking at the character and appearance of the proposal and whether it would have a visual impact upon the streetscene, it is considered that the proposed design and finish of the proposed new dwelling would be in keeping with the general character of the streetscene and does not introduce features that are at variance with the prevailing design of the surrounding properties and as such complies with Environment Policy 42.
6.3.2 The property overall is of an acceptable height to fit seamlessly within the overall streetscene and is situated upon the building line and as such over time will fit within the streetscene. The proposal does not state whether slates or concrete tiles will be used to the roof, whilst the majority of properties in the surrounding area are slates, either material will not impact the surrounding streetscene.
6.4 HIGHWAY SAFETY / PARKING STANDARDS (SP10, GP2, TP1, TP4, TP7) 6.4.1 Turning towards Transport Policy 7 and whether the proposal provides enough parking for site. In the first instance it is noted that the proposal will be removing two car parking spaces from "Fenella Villa," which are to be provided within a separate garage and parking space in front, as such the parking standards are acceptable for "Fenella Villa" by providing the two car parking spaces required.
6.4.2 When looking at the proposed new dwelling, it can be seen that there is one car parking space available within the integral garage and space for two car parking spaces in front of the garage. As such from this point of view the proposal is deemed acceptable by having the required parking standards for a new dwelling.
6.4.3 It's noted that Highway Services are happy with the visibility splays proposed and the removal of the pillars and walling and rebuilding of the pillars with a condition to state that vehicular access, boundary height and site layout must be conditioned and that that the proposed garages must be used for vehicles only for the lifetime of the development.
6.4.4 The site as stated above is situated within close proximity to a public transport corridor, whilst also being situated close to a main cycle route from Peel to Douglas, which would serve to reduce the demand for private cars for commuting. Therefore, it is considered that the proposal complies with the requirements of Transport Policy 1 and Strategic Policy 10.
6.5 IMPACT ON NEIGHBOURING PROPERTIES (GP2, EP22) 6.5.1 Turning towards the potential impact of the proposed dwelling on the neighbouring properties. Due to the location of the property within the streetscene, the main impact from the proposal will be to "Yn Fea" situated to the South West of the site and "Fenella Villa" situated to the North East of the site.
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6.5.2 In the first instance it is noted that "Fenella Villa" is situated at a higher elevation that the proposed new dwelling, this coupled with there being no windows situated within the elevation which faces "Fenella Villa" means that it is unlikely that there will be any perceived/ actual overlooking, overshadowing or overbearing impact.
6.5.3 When looking at the impact of the works to "Yn Fea," it can be seen that the proposed dwelling is situated at a slightly higher level, whilst this is the case, taking into account the overall height and size of the dwelling and the high level windows, it is unlikely that the proposal would have an impact on perceived/ actual overlooking, overshadowing or overbearing impact.
6.5.4 Whilst this is the case it should be noted that due to the location of the dwellings within the streetscene there will be some perceived/ actual overlooking from the first floor windows into the rear gardens of the neighbouring properties. This perceived/ actual overlooking would be what would be expected of such a residential situated and as such is deemed acceptable.
6.5.4 It is noted that the ASHP has been moved from the original positon nearer to "Fenella Villa" to a position closer to "Yn Fea," the proposed ASHP is situated at a suitable distance away from the dwelling and is of a dB(A) which is less than 42, which means it is unlikely to impact the "Yn Fea" above and beyond the already existing noise level, which is by dint of the overall streetscene the dwelling is situated within. Whilst this is the case, conditions for maintenance and that the ASHP should have a dB(A) of less than 42 should be added to the application, as ASHP can cause a noise disturbance if they are not maintained.
6.6 IMPACT OF FUTURE OCCUPANTS (GP2) 6.6.1 With regards to amenity provisions for the future occupants of the proposed dwelling, General Policy 2 (h) requires development is to have satisfactory standards in itself. In this case, the proposed detached dwelling would have outdoor amenity space appropriate for the scale of the dwelling and the number of bedrooms given. The view from the main living space is to the rear of the dwelling and will get amble sunlight for the site.
6.7 ECOLOGY (GP2) 6.7.1 The comments received from the DEFA Ecosystems Policy Team are noted and as such a condition regarding landscape will be attached to the application.
CONCLUSION 7.1 The proposal is not considered to result in adverse visual impacts on the site and streetscene, nor detrimental impacts on neighbouring amenity, and the development would be afforded appropriate amenity provisions, meet the parking requirements, and would have acceptable highway safety impacts.
7.2 The proposal is, therefore, considered to comply with Strategic Policy 1, 2, 5 & 10, General Policy 2, Housing Policy 4 & 6, Transport Policy 1, 4, 7 and Environment Policy 22 & 42 of the Strategic Plan and is therefore, it is recommended for approval.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material;
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(f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 02.05.2024
Determining officer
Signed : A MORGAN Abigail Morgan
Acting Head of Development Management
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