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15/00579/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00579/B Applicant : Mr & Mrs Richard Curphey Proposal : Erection of a dwelling with garage and parking Site Address : Part Field 614729 Baldrine Road Baldrine Isle of Man
Case Officer : Miss Abigail Morgan Photo Taken :
Site Visit : 18.06.2015 Expected Decision Level :
Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site comprises of a parcel of land within the south east corner of field 614729, which is located opposite the southern junction of Highfield Drive with Baldrine Road in Baldrine, Lonan. Development of a dwelling approved under PA 12/01476/B has commenced and is well under way.
1.2 It is one of four residential plots along this frontage, and is the southernmost plot before the green lane. The first at the top, adjacent to Baldrine Cottage, is also currently under construction, this leaves one potential plot between the application site and the first dwelling.
2.0 THE PROPOSAL
2.1 The proposal comprises the erection of a detached dwelling with integral double garage and parking on the application site.
2.2 This application seeks amendments to the dwelling which has an approval under 12/01476/B.
2.3 This proposal has a reduced footprint of main part of dwelling from 8.7m deep to 6.9m, a small reduction in height approximately 200mm, removal of dormers and replacement with rooflights and the rear sunroom has been reduced from 5.7m deep to 3.5m. The remainder of the proposals remain the same as 12/01476/B.
3.0 PLANNING HISTORY
3.1 Planning permission was granted on appeal, PA 12/1476/B, for erection of dwelling and garage with parking.
3.2 There have been three previous planning applications within the north eastern corner of Field 614729 that are considered specifically material to the assessment of this current planning application:
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3.3 Planning application 08/01442/A sought approval in principle to erect a dwelling with ancillary living accommodation and garage on Field 614729, Baldrine Road, Baldrine. This was approved on 12th February 2009.
3.4 Planning application 11/00195/REM sought approval of reserved matters for the erection of a dwelling with ancillary living accommodation and garage on Field 614729, Baldrine Road, Baldrine. This was approved on 27th May 2011.
3.5 Planning application 12/01609/B - Erection of a detached dwelling with integral garage and associated parking on Part Field 614733 (south of the green lane) which was approved on 14th May 2013.
4.0 PLANNING POLICY
4.1 In terms of local plan policy, the application site is located within wider area of lands that are designated as (a) proposed predominantly residential use (Area 10); and (b) high landscape value and scenic significance under the Laxey and Lonan Area Plan Order 2005. In respect of residential development, paragraph 4.47 relates to the development of this land and the adjoining land for educational purposes states:
"The Department would not object however, to the development of further individual dwellings between "Baldrine Cottage" and "Broad Clyst" on the southern side of the Baldrine Road to infill between these two existing properties."
4.2 Paragraph 4.68 states that Area 10 is likely to yield around 5 dwellings, but identifies it as one of the sites unlikely to come forward during the life of the plan due to potential difficulties in connecting into the mains drainage system.
4.3 The Laxey and Lonan Area Plan Order 2005 contains three policies that are considered specifically material to the assessment of the planning application:
4.4 Policy L/RES/PR/1 states: "Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential. In particular, in the case of Agneash no further dwellings will be approved although, as will be the case in areas zoned as residential, alterations and extensions to existing property may be accepted if such proposals are sympathetic to the character and appearance of both the building to be altered and the surrounding area in general."
4.5 Policy L/S/PR/1 states: "No development will be permitted where the sewage produces as a result of the development cannot be dealt with in a manner to the satisfaction of the Department of Transport and Department of Local Government and the Environment."
4.6 Policy L/S/PR/2 states: "Where development is proposed and it may be connected into the existing foul sewage system, the Department will require that all foul sewage is directed to the public foul sewer with no discharge to any surface water systems and that no surface water is discharged into the public foul sewers."
4.7 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application:
4.8 General Policy 2 states:
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"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 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; (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."
4.9 Housing Policy 4 states: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances: (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10; (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14."
4.10 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."
5.0 REPRESENTATIONS
5.1 Lonan Parish Commissioners wrote in stating that they would consider it at the next meeting on 24th June. Email dated 25th June has requested that it be noted that the house the subject of this application has already been built.
5.2 The Department of Infrastructure Highways Division does not oppose the planning application (05.06.15).
5.3 Manx Utilities request the application to contact them to discuss the electricity supply for this application (16/06/15). This is not a material consideration.
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5.4 There are no significant watercourses close to the proposed site and as such Department of Environment, Food and Agriculture Fisheries have no concerns about this proposed development (04.06.15).
6.0 ASSESSMENT
6.1 The principle of residential development here is established by the Laxey and Lonan Area Plan 2005 and is therefore considered not to be an issue.
6.2 The key issues are considered to be impact on public and private amenity, highway safety, parking provision, access arrangements, and surface water and sewage disposal.
6.3 The design of the proposal is almost identical to the previously approved scheme the main visual difference being the replacement of the dormers with roof lights. The design remains traditional, proportionate for the curtilage and appropriate for this rural setting at the edge of the settlement.
6.4 The position of the house in the plot is no further forward than that approved under 12/01476, the reduction in footprint has been taken from the rear. The nearest properties are Struie and Cummal Cheh. Both properties face Highfield Drive. The front of the proposed dwelling whilst facing Stuie would be about 43m away, that separation is ample to avoid any undue impact. Cummal Cheh, which is directly opposite, is about 23m away at its closest point which is the side garage. This is a reasonable separation and it is considered that Cummal Cheh would not be adversely affected.
6.3 The planning officer and the Inspector for the previous application and associated appeal both considered that the proposal met the safeguarding criteria in Strategic Plan General Policy 2 parts (b) and (c) regarding its scale, form and visual impact, and (g) regarding the effects on local residents and the character of the locality.
6.4 As this proposal is reduced in footprint and height it is considered that any impact will be slightly reduced therefore will comply with General Policy 2 as set out in the above paragraph.
6.5 Under 12/01476/B the access arrangements were discussed and agreed with the Highways Division prior to the submission of the planning application, and this remains the same as was previously approved. Department of Infrastructure Highways Services consider it to still be acceptable and do not oppose the application. The proposed development satisfies the car parking requirements set out at Appendix 7 of the Isle of Man Strategic Plan 2007.
6.6 An issue of the previous application was sewage and surface water drainage, this issue has been resolved and agreed with Highways and the Water and Sewage Authority and Building Control and subsequently implemented prior to start on the site, of the previous approval. Therefore there is no need for a condition in this respect.
7.0 RECOMMENDATION
7.1 It is recommended that the planning application be approved, subject to conditions.
8.0 PARTY STATUS
8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier
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of the land the subject of the application; Highway Services and the Local Authority in whose district the land the subject of the application sits.
8.2 In accordance with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:
Lonan Commissioners DOI Highways
8.3 In line with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:
Manx Utilities Authority - ELECTRICITY DEFA Fisheries
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 29.06.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
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. Prior to the occupation of the dwelling the visibility splays and access arrangements onto Baldrine Road must be set out in accordance with drawing no PTA-86-27-A Rev A date stamped 3 June 2015. Arrangements shall be maintained as such thereafter.
Reason: In the interests of Highway safety.
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This approval relates to drawing nos PTA-86-01, PTA-86-03 Rev A, PTA-86-16 Rev A, PTA-86- 20 Rev B, PTA-86-21 Rev B, PTA-86-22 Rev B, PTA-86-23 Rev B and PTA-86-24 Rev C date stamped 21 May 2015, PTA-86-27 Rev A date stamped 3 June 2015 and PTA-86-09 date stamped 22 June 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; 02.07.2015
Determining officer (delete as appropriate)
Signed :... Chris Balmer
Senior Planning Officer
Signed : Sarah Corlett.
Sarah Corlett
Senior Planning Officer
Signed :... Michael Gallagher
Director of Planning and Building Control
Signed :... Jennifer Chance
Head of Development Management
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