CHIEF SECRETARY'S OFFICE

Olk yn Ard-Scrudeyr

PLANNING APPEALS OFFICE Government Office DOUGLAS Isle of Man IM1 3PN Direct Line: (01624) 685280 Fax Number: (01624) 685710 E-mail: [email protected] CHIEF SECRETARY M Williams, CPFA

28th July 2009

Our Reference: L16NEW/DF09/0004

Planning Secretary Planning & Building Control Division Murray House Mount Havelock Douglas

29 JUL 2009

Dear Sir/Madam,

TOWN AND COUNTRY PLANNING (DEVELOPMENT PROCEDURE) ORDER 2005

Application: DF09/0004 09/00667/B Applicant: Marashen Crescent Housing Committee Proposal: Erection of 34 sheltered housing units, communal facilities and associated car parking, Reayrt Y Chrink Four Roads Port St. Mary Isle Of Man IM9 5LQ

In accordance with paragraph 10 of the above Order, the person appointed by the Government in Council to consider the application has submitted his report.

After consideration the Council of Ministers has accepted the recommendations contained within the report and the application is approved subject to conditions as listed at Annex A to the report.

In accordance with paragraphs 10.3(a) and (b), a copy of the appointed person's report is enclosed.

Yours faithfully,

A Johnstone Planning Appeals Administrator Encl.

Crown Division Government Office Douglas, Isle of Man, IM1 3PN 10th July 2009

The Council of Ministers Government Office Douglas, Isle of Man IM1 3PN

Sirs,

Planning Application: 09/00667/B Chief Secretary's Ref: DF09/0004 Applicant: Marashen Crescent Housing Committee. Application: Erection of 34 sheltered housing units, communal facilities and associated car parking, Reayrt Y Chrink, Four Roads, Port St. Mary.

1. I have the honour to report that I have examined the proposals, set out above, under the provisions of Article 10 of the Isle of Man Town and Country Planning (Development Procedure) Order 2005. I inspected the site on Monday 29 June 2009. This report contains a description of the site and proposal, a summary of the material submitted and my assessment and recommendation.

The Site

2. The proposal relates to an area of land which fronts onto Castletown Road (A5) between the Four Roads roundabout and the Thie Rosien healthcare facility, but excludes three existing houses on the frontage. The site, which has been cleared, adjoins the rear of properties fronting Four Roads to the east, existing sheltered housing at Reayrt Y Chrink to the south, and sheltered housing and the health care facility to the west. To the north on the opposite side of Castletown Road are White Rose Cottage and The Smithy and set back from the road frontage are healthcare and various community facilities.

The Proposal

3. The proposal is for Reayrt Y Chrink Phase 3 which would comprise of 34 sheltered housing units of which 28 would be one bedroom units and 6 two bedroom units. They would be contained in three linked wings around a landscaped courtyard. The proposed buildings would be predominantly 3 storeys high although in part the top floor accommodation would be contained within the roofspace. The scheme would also include a meeting room/communal space, a laundry and a guest room.

4. The scheme would also include the creation of a new combined vehicular access from Castletown Road to Reayrt Y Chrink and Thie Rosien and would provide 31 parking spaces for the development and a further 11 spaces for use by residents of the retained houses on the road frontage and by Thie Rosien.

Planning Status

5. The site is partly within the area covered by the Port Erin Local Plan and partly within the area covered by the Draft Port St Mary Area Plan. On the Isle of Man Planning Scheme (Development Plan) Order 1982 it is within an area designated as: Predominantly Shopping, Residential and Buildings for Civic, Cultural and Other Special Use (Aged Persons Home). The part covered by the Port Erin Local Plan is designated as: Residential - Old People's Home and the part covered by the draft Port St Mary Area Plan is shown as: Residential, Depot and Area of Buildings for Civic, Cultural or Other Special Use (Sheltered Housing).

6. In terms of the Isle of Man Strategic Plan 2007, General Policy 2 lists criteria to be satisfied with development that is in accordance with the land use zoning and other relevant policies. The criteria include respecting the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; avoiding harm to the amenity of local residents and; the development providing satisfactory amenity standards in itself, including safe and convenient access and adequate parking.

Case for the Applicant

7. The site which is zoned for residential use has been acquired by the Department of Local Government and the Environment to assist in addressing the national and local need for housing identified in the Housing Policy Report and the Isle of Man Government's Plan 2008-2011. The Housing Policy Update Report shows that there are 1162 applicants on the waiting list for general housing and 416 on the list for sheltered housing. The proposal would make a valuable contribution to the requirement for sheltered housing.

8. In terms of design and massing the proposal reflects its surroundings and would produce an attractive living environment. It would also secure an improvement in the existing vehicular access to the earlier phases of the Reayrt Y Chrink development and provide more than sufficient parking spaces.

9. Extensive consultation has taken place and the only objection raised was from residents of White Rose Cottage on the opposite side of Castletown Road.

10. In light of the concerns expressed by the residents of White Rose Cottage the northern block has been pulled back from the boundary by 2.5m and the roof profile of the part of the scheme fronting the Castletown Road boundary has been altered. Ridge and eaves heights are below those of the existing houses on Castletown Road that are excluded from the scheme. Furthermore it is proposed to plant semi-mature trees along this frontage. The measures taken will ensure that there is not an unacceptable loss of light or privacy at White Rose Cottage which would be around 18m from the proposed development.

Planning Department's Assessment

11. The proposal accords with the land use designation for the site and it is considered that there would be no conflict with the various criteria of General Policy 2 of the Isle of Man Strategic Plan 2007. In view of its proposed form and design the scheme would be in keeping with the streetscene and the character and appearance of the area.
12. Whilst an objection is raised by the residents of White Rose Cottage on the opposite side of Castletown Road, bearing in mind the distance between the face of the buildings which would be in excess of 17 m and the fact that they are separated by a busy road, it is not considered that the proposal would result in unacceptable loss of privacy or loss of light to the residents of White Rose Cottage.
13. As the proposal would not give rise to material harm it is considered that the scheme should be approved. Conditions would be required in relation to roofing materials and in relation to surface water drainage.

Objections

14. Residents of White Rose Cottage are concerned that the replacement of a pair of two storey semi-detached houses and a bungalow by the proposed three storey building on the Castletown Road frontage would both result in their house being overshadowed and would also result in an unacceptable loss of privacy, particularly in the garden. Twelve apartments would overlook their house and the limited garden area which is to the side of the property. Whilst they have no objection to the principle of sheltered housing on the site they request that the northern block be reduced in height to two storeys and the overall number of apartments in this block be reduced from twelve to eight.

Inspector's Assessment and Conclusions

15. The proposal, which is supported by both the Planning Authority and Port St Mary Commissioners, would make a valuable contribution to the supply of sheltered housing for which there is an acknowledged need and there would be no objection to the principle of development having regard to the land use designation of the site.

16. Whilst there is a need for a condition in relation to the agreement of details of the external facing and roofing materials, I am satisfied that buildings of the overall layout and design proposed would harmonise with the streetscene along Castletown Road and with the character and appearance of the area generally, where there is a range of building types.

17. In terms of access there is no objection from the Highway Authority and I am satisfied that the proposal would represent an improvement on the current situation where visibility at the access is less than ideal. I am also satisfied that there would be adequate parking provision.

18. Turning to the effect of the proposal on the amenity of the residents of White Rose Cottage, whilst there is no policy in relation to the separation distance between the face of residential buildings, as a guide a separation distance of 20m is generally sought. In this case the separation distance would be around 18m.

19. It must be borne in mind that there were previously dwellings opposite White Rose Cottage that have now been demolished and the dwellings further to the west that are retained are taller than the northern wing of the proposed sheltered housing scheme.

20. In terms of privacy, whilst rather than a pair of semi-detached houses and a bungalow, the property would face 12 small apartments, it is relevant that Castletown Road is a busy road that is used by buses and also that the proposal includes the planting of semi-mature trees on the road frontage. On balance, whilst I can appreciate the objectors' concerns particularly in relation to the privacy of their garden, I do not consider that the consequences would be sufficiently serious to merit the rejection of the proposal.

21. In terms of the effect on daylight and sunlight, bearing in mind the impact of the properties that have been demolished, the reduced roof height that is now proposed (approximately 10.2m to the ridge and 6.5m to eaves level) and also the separation distance, I am not convinced that there would be serious consequences in terms of the impact on sunlight and daylight enjoyed at White Rose Cottage.

22. In overall terms I am satisfied that the proposal would not have unacceptable consequences for the amenity of residents of White Rose Cottage.

23. As the proposal accords with the local policy for the area and as there would be no conflict with relevant policies of the Isle of Man Strategic Plan 2007, in particular General Policy 2, I consider that the scheme should be approved subject to conditions similar to those suggested by the Planning Officer.

Recommendation

24. I recommend that planning permission be granted subject to the conditions listed at Annex A.

I have the honour to be, Sirs,

Your obedient servant

Neil A C Holt TD BArch (Hons) DipTP DipCons RIBA MRTPI Independent Inspector

ANNEX A

CONDITIONS

1. The development hereby permitted shall be commenced within four years of the date of this notice.
2. This permission relates to the erection of 34 sheltered housing units together with parking, access and landscaping as shown in drawings SC1008/P/00/001, 001A, SC1008/P/10-001C, -002B, -003B, -004B, 005A, SC1008/P/12/001C, 002C all received on 23 April 2009.
3. Prior to the commencement of development details of the external facing materials including the roof finish shall be submitted to and agreed in writing by the planning officer and thereafter the scheme shall be carried out in accordance with the agreed details.
4. Prior to the commencement development details of the arrangements for the disposal of surface water shall be submitted to and agreed in writing by the Planning Authority (in conjunction with the Drainage Authority). The surface water shall be disposed of in accordance with the agreed details.