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                                                 15/00574/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/00574/B Applicant : Mr Nigel & Mrs Tina Rawlinson Proposal : Erection of a detached dwelling and detached garage with ancillary living accommodation above Site Address : Land Between Greystones And Carnaween Battery Road Peel Isle Of Man

Case Officer : Miss S E Corlett Photo Taken : 03.06.2015 Site Visit : 03.06.2015 Expected Decision Level :

Officer Delegation

Officer’s Report

THE SITE 1.1 The site is a piece of land which sites on the north eastern side of Battery Road between two existing dwellings - an end of terrace property called Carnaween and another dwelling, Greystones. Battery Road is a cul de sac leading from Ramsey Road past the terrace to give access to three further dwellings past the site - Greystones, Murtagh House and Cliff Cottage. To the south west is a large area of Public Open Space which is grassed.

1.2 The application site has a frontage to Battery Road of 27m and a depth of around 45m, stretching back to the side boundary of 3, St. Patrick's View. The site also includes a section of land from the rear of the plot to Ramsey Road.

1.3 The buildings along Battery Road are all very different from each other - Carnaween and the remainder of its terrace is a three storey significant building. Beside this can be seen the blank gable of 3, St. Patrick's View. Beside the application site, which is characterised by a high sandstone wall is Greystones which is a low property with a distinctive castellated parapet finished in white render. Beside this is Murtagh House, a new dwelling with hipper slate-like rood and horizontally proportioned windows and its associated garage. Beyond this is visible the brown tiled roof of 10, Mourne View and finally Cliff Cottage sits at the edge of the line of built development. This is a traditional property which has had hipped roofed extensions added and a semi-cylindrical tower added at the rear. This too is finished in white render.

THE PROPOSAL 2.1 Proposed is the erection of a dwelling on the site. The dwelling will be a single, detached dwelling with a detached garage situated to the north accessed from the lane leading to Ramsey Road but with a second access to the front of the house, from Battery Road.

2.2 The dwelling will be set back by the amount by which are both Greystones and Carnaween. The dwelling has two storeys of accommodation and a gable ended roof with terraces on the front at first floor level, surrounded by frameless glass balustrading. The property will have a projecting front two storey annex finished in stone with the rest of the property finished in render. The rear elevation is similar to the front but with a second two storey rendered annex and the central annex contains a garage door at ground floor level.

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                                                 15/00574/B
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2.3 The detached garage building will accommodate a garage which has an internal area of 6m by 6m with a workshop alongside. There is an external flight of stairs giving access to the upper area which is to be used as a playroom (although has a bathroom and kitchen and an overall floor area of 54 sq m which is sufficient to accommodate 2 persons on a permanent basis. The property has limited amenity space and no private outlook so would be unlikely to be considered suitable for a self-contained unit even though technically, it has its own access (if the integral garage to the main house were converted to living accommodation which it could be under the Town and Country Planning (Permitted Development) Order 2012).

PLANNING STATUS AND POLICY 3.1 The site lies within an area designated on the Peel Local Plan of 1990 as Residential.

3.2 As such, there is a presumption in favour of development as set out in General Policy 2 of the Strategic Plan subject to general standards of development:

"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; 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."

PLANNING HISTORY 4.1 Of significance is a recent application for development of the site for a terrace of three dwellings (PA 12/01138/B). This was approved at appeal and generated a number of objections from those in neighbouring property, on the basis that the development was over- intensive, would result in an adverse highway impact and would have an adverse impact on the living conditions of the adjacent properties. The inspector dismisses the issues of drainage capacity and impact on wildlife and concludes that the issues in this case are whether the development would sit comfortably in the streetscene and whether there would be any adverse impact on those in neighbouring property or on highway safety. He concluded in all aspects that the application was acceptable.

REPRESENTATIONS 5.1 Department of Infrastructure Highway Services does not object to the application subject to nothing being planted or erected within the visibility splay which may exceed 1.05 metres in height (05.06.15).

5.2 Manx Utilities Authority (Electricity) advises that there are electricity supplies on or near the site. These are not overhead supplies so this submission does not constitute a material consideration.

ASSESSMENT 6.1 The development is smaller than that which has approval and generates a lower level of coming and going. As the principle of additional traffic using Battery Road and the lane was acceptable for three dwellings it must surely be acceptable for one additional dwelling, even with the potential for additional family members to live above the garage and with covered parking provision for three vehicles and on-site parking for at least a further 7 vehicles.

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                                                 15/00574/B
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6.2 Similarly, the impact on those in nearby dwellings should be less as the building is smaller. The closest part of the dwelling (bedroom 4 in the ground floor and a snug in the first floor) to the side of 3, St. Patrick's View is 19m away and at an angle. The side elevations have windows in both floors serving bedrooms (but not the principal windows serving these rooms) and a lounge at first floor looking towards Greystones but again not the principal window serving that room. The first floor windows looking towards Carnaween would serve bathrooms.

6.3 Whatever trees and shrubs were on the site have been removed so any concern about this is not relevant to the current application. The style of property is consistent with that already in the streetscape and lower than the terrace to the east. Adequate provision is made for access and car parking which is important as there is limited opportunity for turning or parking on Battery Road. Whilst Department of Infrastructure Highway Services recommends that nothing is erected or planted within the visibility splay which would exceed 1.05m, the existing sandstone wall which is to be retained, is already higher than this but is set back slightly from the carriageway. The level of traffic using this highway combined with the visual benefit of retaining the wall and the existing higher level of the ground within the site compared with the road, results in a conclusion that this condition is not necessary in this case.

6.4 The application is considered to accord with the principles of GP 2 and is recommended for approval.

PARTY STATUS 7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant’s agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material, in this case doi and (e) The local authority in whose district the land the subject of the application is situated.

7.2 Manx Utilities Authority does not raise material planning issues and as such should not be afforded interested person status in this case.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word ‘Department’ to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 22.06.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

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                                                 15/00574/B
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C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

C 2. The accommodation proposed above the detached garage may be used only as such ancillary to the occupation of the main house on the site and may not be occupied separation or let or sold off from the main house.

Reason: as proposed the accommodation above the garage would not have sufficient amenity space to constitute a separate dwelling and the provisions shown for access and parking for the main house would be affected by the subdivision of the units.

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This approval relates to drawings 1F, 2, 3, 4, 5 and 6 all received on 22nd May, 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : 24.07.2015

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed :... Sarah Corlett

Senior Planning Officer

Signed : Michael Gallagher

Michael Gallagher

Director of Planning and Building Control

Signed :... Jennifer Chance

Head of Development Management