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20/01517/A Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/01517/A Applicant : Joanne Corkish & George Mitchell Proposal : Approval in principle for the erection of a dwelling Site Address : Plot To Rear Of Greenmantle Dreeym Beary Douglas Isle Of Man
Principal Planner: Mr Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 25.01.2021 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters.
Reason: To comply with article 26 of the Town and Country Planning (Development Procedure) Order 2019
C 2. Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is commenced.
Reason: To comply with the Town and Country Planning (Development Procedure) Order 2019.
C 3. Any future Reserved Matters Application is required to include details of appropriate and proportionate ecological mitigation measures such as replacement Manx native planting and the integration of bird boxes, which will result in no net loss for biodiversity on site.
Reason: To ensure no net loss for biodiversity on site.
C 4. Any future Reserved Matters application shall include the following:
i. Access arrangements ii. Visibility Splays iii. Parking Provision in accordance with the adopted standard iv. Turning Area v. Frontage footway.
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Reason: In the interests of highway safety.
This application has been recommended for approval for the following reason. It is concluded the proposals complies with the relevant planning policies of the Isle of Man Strategic Plan and the Area Plan for the East.
Plans/Drawings/Information; This approval relates to the submitted documents and drawings all received on 30.12.2020. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 SITE 1.1 The site is a parcel of undeveloped land (Plot 143) which is located to the rear of the residential property Greenmantle. The site is located within the Tromode Park Estate within Douglas and located to the north-eastern side of Dreeym Beary.
1.2 The site is characterised as a slightly sloping site, rising upwards from the Dreeym Beary estate road towards the rear of Greenmantle. The boundaries of the site are mainly comprised of a mixture of landscaping types and heights. The south-western boundary which fronts onto the Dreeym Beary comprises of a 2 metre high timber fence. The site appears to be one of four plots of land along the Dreeym Beary which have not been developed.
2.0 PROPOSAL 2.1 The application seeks approval in principle for the erection of a dwelling. No details are submitted in terms of the new dwelling.
3.0 PLANNING POLICIES 3.1 The application site is mainly within an area recognised as being an area of "Predominately Residential Use" under the Area Plan for the East. The site is not within a Conservation Area.
3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application:
3.3 Strategic Policy 1 states: "Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services."
3.4 Strategic Policy 2 states: "New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3."
3.5 Spatial Policy 1 states: "The Douglas urban area will remain the main employment and services centre for the Island."
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3.6 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."
3.7 Housing Policy 4 states: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(1) 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."
3.8 Transport Policy 4 states: "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan."
3.9 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.
The current standards are set out in Appendix 7."
3.10 Residential Design Guide 2019.
4.0 PLANNING HISTORY 4.1 Approval in principle for the erection of a dwelling - 16/00620/A - APPROVED 4.2 Approval in principle for the erection of a dwelling - 11/01161/A - APPROVED
5.0 REPRESENTATIONS
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5.1 Douglas Borough Council have no objection to the application (received on 06.01.2021).
5.2 Ecosystem Policy Officer states (19.01.2021): "Aerial photographs show that this plot has long been an area of long, tussocky grassland with shrubs and small trees, all of which will be supporting a wide variety of biodiversity such as feeding, sheltering and breeding birds and invertebrates and providing a refuge for wildlife in an otherwise very urban environment.
Strategic Objective 3.3 Environment (b) of the Isle of Man Strategic Plan 2016 is 'to protect, maintain, and enhance the built and natural environment (including biodiversity)' and Strategic Policy 4 (b) is 'protect or enhance the nature conservation and landscape quality of urban as well as rural areas'.
In 2013 the Isle of Man Government signed up to the International Convention of Biological Diversity (CBD) and in 2015 published a Biodiversity Strategy 2015 to 2025 that set out the aims, objectives ad actions to meet the obligations of the CBD.
Habitat loss action 21 under the Biodiversity Strategy is 'DEFA will continue to promote a policy of 'no net loss' for semi-natural Manx habitats and species and ensure that unavoidable loss is replaced or effectively compensated for'.
If approval in principle is given then the Ecosystem Policy Team request that a condition is secured for the next stage of the application to include details of appropriate and proportionate ecological mitigation measures such as replacement Manx native planting and the integration of bird boxes, which will result in no net loss for biodiversity on site.Aerial photographs show that this plot has long been an area of long, tussocky grassland with shrubs and small trees, all of which will be supporting a wide variety of biodiversity such as feeding, sheltering and breeding birds and invertebrates and providing a refuge for wildlife in an otherwise very urban environment.
5.3 Highway Services have made the following comments (07.01.2021): "Reference made to planning approval 16/00620/A.
The proposal is acceptable in principle from the Highways viewpoint. The site is accessible and connectable.
There is sufficient space along the frontage to form a vehicular access and within the site to allow for pedestrian and vehicle requirements.
The vehicular access, including visibility splays, and the internal layout should conform to the latest guidance under Manual for Manx Roads and Making a Planning Application - A Guide for Applicant: Supplementary Guidance on Highway issues, and the provision car parking with the Strategic Plan minimum requirements ofctwo spaces.
Were the vehicular access to be positioned towards the centre of the plot, the achievable exit visibility splays of 2 x 25m to the right and in excess of 36m to the left would be adequate for the location, road status and traffic flow and speed profile. The footway should be extended along the frontage and a dropped crossing provided. These works would be subject to a separate technical approval under a S109(A) Highway Agreement.
Any driveway should have a minimum width of 2.5m where there is a separate pedestrian path or 3.4m where it is to be shared with pedestrians. The minimum length would 5.5m to accommodate one car, but longer in advance of any garage.
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Bicycle parking should be provided in a secure, covered facility separate from any waste bin storage on no garage being included in accordance with Local Transport Note 1/20 at one space per bedroom. Where there is a garage, it should have a 6 x 3m dimension to count as parking and provide for the storage for bicycles and other items.
Consideration should be given for the layout to incorporate turning area to allow entry and exit in a forward gear and an electric vehicle charging point to aid low emission aspirations.
The proposal does not raise significant road safety or network efficiency issues. Accordingly, Highway Services raise no opposition subject to a condition for full details being submitted and approved in writing by Planning:
prior to commencement of the dwelling to take the form of scaled plans and / or written specifications for: i. Access arrangements ii. Visibility Splays iii. Parking Provision in accordance with the adopted standard iv. Turning Area v. Frontage footway.
An advisory to apply for all highway works to be undertaken under a s109(A) Highway Agreement.
Recommendation: DNOC"
6.0 ASSESSMENT 6.1 Given the land-use designation and the type of development the following elements are relevant to consideration in the determination of this application; (a) principle of development; and (b) other matters.
PRINCIPLE OF DEVELOPING THE SITE FOR RESIDENTIAL PURPOSES 6.2 The first issue to consider is the general principle of residential development within the application site. In this respect, as stated earlier, the application site is located within a wider area designated as predominantly residential use under the Douglas Local Plan. Furthermore, the Isle of Man Strategic Plan has been adopted (June 2007 & 1st April 2016). Within this document Strategic Policies 1 and 2 require that new dwellings be located within existing sustainable settlements. Spatial Policy 1 also indicated that Douglas urban area will remain the main employment and services centre for the Island.
6.3 More recently, an update to the Isle of Man Strategic Plan 2016 has been undertaken and adopted and the Area Plan for the East approved in 2020 which both regard Douglas as the main employment and services centre for the Island, Further, the majority of the housing demand is located in or around Douglas.
6.4 Overall, as such the general principle of residential development is concluded to be acceptable. The primary purpose of the planning application is therefore to assess site specific impacts and acceptability.
OTHER MATTERS 6.5 The application seeks that all matters (siting, design, external appearance of the building, internal layout, means of access and landscaping of the site) to be determined at the any future Reserved Matters Application. Accordingly, at this stage only the principle is being considered and for the reasons listed in paragraphs 6.2 to 6.4 the proposal is considered acceptable. Again given this, the potential impacts upon neighbouring amenities, potential impacts upon the visual amenities of the street scene; parking and access provision and
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potential amenities of future occupants of the dwelling; are all matters which would be considered at any future Reserved Matters Application.
7.0 CONCLUSION 7.1 Overall, for the reasons indicated with this report it is concluded the proposals complies with the relevant planning policies of the Isle of Man Strategic Plan and the Area Plan for the East and therefore it is recommended the application is approved subject to the conditions listed.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status. __
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Permitted Date : 27.01.2021
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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