Officer Report 09/01566/B

Planning Report And Recommendations {{table:485905}} ## Considerations {{table:485902}} ## Written Representations ## Consultations {{table:485903}} {{table:485904}}

Officer's Report

The Site

The application site represents the residential curtilage of "The Steadings", (12 apartments, previously approved under 08/02320). The site is located to the north of the registered building of Farmhill Manor and leads off Stevenson Way, Manor Drive and the newly constructed Manor Woods within the built up residential area of Farmhill in Douglas. The rather large plot is surrounded by thick vegetation and is located to the west of the Nursing Home which is currently under construction.

The Proposal

With the construction of the apartments not commenced yet, the proposed planning application is seeking approval for the floor levels to be reduced by approximately 1000mm than previously approved from 75.200 to 74.200, with the another part of the building being reduced by 400mm from 75.200 to 74.800. It is also proposed to construct the roofs without concrete copings.

Planning Status

The application site is within an area of "Private Woodland" under the Douglas South Local Plan, which was adopted by Tynwald in 1998. In terms of planning policy it is considered that policies relating to Open Space and Environmental Polices can be discounted due to the previously approved residential nature of the application site. As such, it is considered that within the Isle of Man Strategic

Plan 2007 the following policy is should be considered in 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;

• (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; (e) does not affect adversely public views of the sea; (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." PLANNING HISTORY The following previous planning applications should be considered relevant in the assessment and determination of this application: PA 07/01826/B - Re-development of site with residential development of twelve apartments - Approved at Appeal PA 08/02320/B - Re-development of site with residential development of twelve apartments (Comprising an amendment to 07/01826/B) - Permitted

PA 09/00082/B - Widening of path to create vehicle turning area and widening of four parking spaces, (amendments to PA 07/01826B) site of approved development of 12 apartments - Permitted

REPRESENTATIONS The Douglas Corporation has no objection with the proposal. The Department of Transport Highways Division have not commented on the proposal. ASSESSMENT / RECOMMENDATION

Taken into account the previously approved planning application for residential development on the site and the relevant policy, it is regarded that the proposed amendments would be acceptable.

It is considered that the slight reduction in the height of the apartment blocks would not adversely affect the character or appearance of the locality; which would in turn benefit the surrounding trees and landscape. The proposed alterations would also have no detrimental impact upon traffic flow in

3 November 2009

the area; or the nearby registered building of Farmhill Manor. As such, it is regarded that the proposed development would be acceptable and it is recommended that the planning application should be permitted.

PARTY STATUS

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

• Douglas Corporation
• The Department of Transport Highways Division

Recommendation

• Recommended Decision: Permitted
• Date of Recommendation: 03.11.2009

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 permitted shall commence before the expiration of four years from the date of this notice.

C 2.

This approval relates to the submitted Drawings 2368.105, 2368.104 C, 2368.100 D, 2368.101 D and 2368.102 C all received on 23rd September, 2009.

C 3.

The development must provide affordable housing in accordance with the scheme dated 9th January 2009 submitted under condition 3 of Planning Permission 07/00826/B which was granted at appeal on 8th October 2008.

C 4.

Prior to the commencement of any works on site, all trees which are to be retained and shown as such on the approved drawing must be protected as shown in drawing LPL-8065.04 dated 16th May 2008 as part of Planning Permission 07/00826/B, which was granted at appeal on 8th October 2008. Within the protected areas there may be neither storage nor parking of vehicles during construction and all excavation must be carried out in accordance with the method described and shown in drawing reference LPL-8065.05 dated 16th May 2008 as part of Planning Permission 07/00826/B, which was granted at appeal on 8th October 2008.

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3 November 2009

C 5. All works shall be carried out in accordance with the Arboricultural Method Statement dated 7th January 2009 submitted under Condition 5 of Planning Permission 07/08826/B which was granted at appeal on 8th October 2008, and shall be supervised by a competent person.

C 6. The development shall be carried out in accordance with the details of the facing brickwork, timber boarding, roofing, timber and galvanised metal work walkway and paving materials date 7th January 2009 submitted under Condition 6 of Planning Permission 07/08826/B which was granted at appeal on 8th October 2008.

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 : 2010109

Signed : ______________________________ Senior Planning Officer