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The application site represents the curtilage of Plot 23A, Manor Park which is one of the last remaining undeveloped pieces of land situated at the eastern end of the cul-de-sac of Manor Park in Onchan. The plot is relatively large and is bordered by plot 23 to the north (approved under PA 08/00377); Plot 23 B to the east; 22 Manor Park to the west and 47 Howe Road to the south.
The proposed planning application is seeking approval for the erection of a two storey pitched roof detached dwelling with adjoining garage. The north eastern facing detached dwelling is located at the centre of the plot and is designed to appear single storey on the front elevation and two storeys to the rear. The property would be finished in uPVC double glazed windows and doors; red / rustic brickwork, white painted roughcast render panels set between 150mm tudor style sandblasted boarding with black woodstain finish. The property would have numerous large spacious ground floor living areas with four bedrooms with en-suites on the ground and lower floors.
In terms of local plan policy, the application site is located within a wider area of land that is designated as proposed residential under the Onchan Local Plan Order 2000. Planning Circular 1/2000, which constitutes the written statement to be read in conjunction with the local plan, contains one paragraph and one policy that refer to development within Manor Park - Paragraph 4.20 relates to plots within Manor Park and states: "There are remaining a number of plots off the slowly developing site known as Manor Park which have yet to be developed. Manor Park is accessed from Harbour Road and runs parallel to Howe Road in a west-east direction. The dwellings in Manor Park are of two distinct types: on the southern side the properties are larger and appear as single storey toward the road and two storey toward the sea. The dwellings on the other side of the road, backing onto Howstrake Heights are smaller, mostly mock-Tudor in detailing and finish and appear as split level taking advantage of the fall in the slope of the land. The Department is of the opinion that this area in general should be completed as soon as possible and in this context should remain zoned as predominantly residential. All new properties should be designed to complement existing house types and not be detrimental to the outlook or amenities of those existing properties alongside, in front or behind."
Policy O/RES/P/7 relates to plots within Manor Park and states: "Development of the remaining plots within Manor Park will be permitted for residential purposes where such development responds to the style and density of development on each side of the road and where the amenities (outlook, light and privacy) of existing properties which abut the site are not adversely affected."
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application -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:
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."
The following planning applications should be considered relevant in the assessment and determination of this application:
REPRESENTATIONS
Onchan Commissioners have approved the proposed application
The Department of Transport Highways Division do not oppose as there would be no traffic management, parking or road safety implications as result of the development.
The Department of Transport Drainage Division has no objection subject that there the proposed dwelling must be connected to the public sewer(s) in a manner acceptable to the Department of Transport Drainage Division. All drainage works must conform to the requirements of the Department of Transport's "Manx Sewers for Adoption" and all necessary inspections/surveys (including CCTV) are to be carried out at the developer's expense. In accordance with the Sewerage Act 1999, a communication fee will be payable to the Department of Transport in respect of this property being connected (directly or indirectly) to the public drainage system.
Note: Under Section 4(3) of the Sewerage Act 1999 the applicant must give 21 days notice, in writing, to the Drainage Division, prior to making any communication to the public sewer. The applicant is therefore advised to contact the Development Control section of the Division to discuss this matter. There must be no discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s).
The application site is designated for residential development, therefore the principle to erect the proposed dwelling is considered appropriate. The main aspects of this development brief are style of dwelling, density of development and effect on residential amenity of existing surrounding properties.
In terms of style of dwelling the proposed dwelling, it appears to be similar to those which are located on the southern side of Manor Park were the properties are larger and appear as single storey toward the road and two storey toward the sea, with its mock-Tudor design features matching others located throughout Manor Park. The external finishes would sit suitably into the street scene and is therefore acceptable. Whilst the proposed dwelling relatively large it is considered that the proposal sits comfortably within the application site. As such the level of the proposed development is appropriate for the application site and within the overall context of Manor Park. Therefore, given the
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size of the application site, the position of the proposed dwelling and the general distances to neighbouring properties it is considered that the effect of the proposal on the residential amenity of the existing surrounding properties is suitably limited.
The driveway and turning area provides satisfactory amenity standards, including adequate parking, servicing, manoeuvring space; and safe and convenient access for all highway users in accordance with the Strategic Plan.
RECOMMENDATION
For these reasons the proposed dwelling would seem appropriate in this location and comply with the relevant planning policies and therefore it is recommended that this application be approved.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Recommendation Recommended Decision: Permitted Date of Recommendation: 09.09.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the submitted Drawings 621/020, 621/021, 621/022, 621/023 and 0709F/01 all received on 31st July, 2009.
9 September 2009 09/01278/B Page 4 of 5
I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted Date : Signed : Senior-Planning-Officer
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