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21/00024/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00024/B Applicant : Dandara Homes Limited Proposal : Erection of 15 detached dwellings (amendment to PA 19/01155/B) Site Address : No.s 6, 10, 12, 14, 15, 16, 18, 20, 22, 23, 25, 27, 33, 35 Raad Roagan And 2 Close Skeddan, Glenfaba Rise Peel IM5 1DZ
Principal Planner: Miss S E Corlett Photo Taken : Site Visit : Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 30.03.2021 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no fences, gates, walls or other means of enclosure shall be erected or placed within the curtilage of any dwelling house without the prior written approval of the Planning Authority.
Reason: To control development in the interests of the amenities of the surrounding area.
C 3. No lighting may be introduced until a lighting scheme has been approved by the Department which demonstrates that lighting will be directed away from the perimeter hedging and the development must be undertaken in accordance with these approved details and the lighting retained as such thereafter.
Reason: to ensure that the development does not adversely affect the perimeter hedging which has ecological value.
C 4. Prior to the occupation of each dwelling, the respective car parking shall be constructed as indicated on the approved plans and shall remain as approved for the duration of the occupation of the development.
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Reason: to minimise on-street car parking that could be detrimental to the operation of the highway.
This application has been recommended for approval for the following reason. The development is considered to accord with General Policy 2 of the Strategic Plan and the Peel Local Plan.
Plans/Drawings/Information;
This decision relates to drawing Glen_APL_02, 372, 04.04C, 07.03a, 321, 04.02C, 04.03C, 06.01a all received on 15th January, 2021.
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Interested Person Status - Additional Persons
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Officer’s Report
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PROPOSAL IS FOR MORE THAN 8 DWELLINGS IN ACCORDANCE WITH 2F OF THE STANDING ORDERS OF THE PLANNING COMMITTEE 2021/04
THE SITE 1.1 The site is a field which abuts a number of two storey properties in Ballatessan Meadow (nos 2-34 even numbers) to the north, a nursing home to the west (Castle View), Peel Golf Course to the east and another agricultural field to the south with a watercourse to the south of this.
1.2 The site has extant planning approval for the development of 47 houses with associated roads, public open space, drainage and landscaping - 19/01155/B. A legal agreement was signed to provide affordable housing and public open space.
THE PROPOSAL 2.1 Proposed is the same development but where the houses on numbers 6, 10, 12, 14, 15, 16, 18, 20, 22, 23, 25, 27, 33 and 35 Raad Roagan and 2, Close Skeddan. None of these is an affordable unit as set out in the approved layout. As approved these plots accommodated Maple and Beech house types and now proposed are updated versions of the same house types. The differences are largely cosmetic with the overall dimensions remaining the same. The houses include a projecting sun room which is 4.2m long and 4.4m wide and some have the option of having an integral garage and others have this as additional living accommodation.
2.2 The plots concerned all accommodate driveways of at least 6m in length and 6m in width.
PLANNING POLICY 3.1 The site is designated on the Peel Local Plan as Predominantly Residential and outside the town's Conservation Area. The Plan was adopted in 1989 and at that time, part of the application site, along with other parts of the town, lay outside the administrative town boundaries. A boundary revision was undertaken in 2003 which incorporated a swathe of land to the east and south of the town from the outlying parish areas and the application site including the surface water routes to the river, now lies within the administrative local authority area of Peel.
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3.2 The Written Statement accompanying the Local Plan map states at the start of the residential section that "Additional residential development for Peel is seen as being a priority" (5.1) and "Land for residential development on the perimeter of the town will be allocated" (5.3). It specifically refers to "an area between Glenfaba Road and the Golf Course (5.10c). Finally, at 5.14 it states, "New residential development will be to appropriate densities in order both to meet the requirements of the population and to reduce the impact on the countryside".
3.3 The principle and the layout of the site as now proposed has already been approved under 19/01155/B. It is therefore now relevant to consider only the impacts from the changes in house types. General Policy 2 sets out general standards of development , complemented by the Residential Design Guidance, 2019 which provides advice on how residential development can achieve high standards of design and how to assess the impact on other existing properties.
PLANNING HISTORY 4.1 The site was the subject of a previous application for the estate of 47 homes which was approved subject to the following conditions:
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.
Prior to the commencement of any work to remove any hedging on site, a Precautionary Working Method Statement for common lizards and breeding birds to demonstrate how the hedging will be removed and not adversely affect either. This must be approved by the Department and the works undertaken in accordance with this and paragraphs 5.5.6 and 5.5.7 of the Preliminary Ecological Survey dated October 2019 and submitted with the application. Reason: to enable the development to accord with Environment Policy 4 of the Strategic Plan.
Prior to the commencement of any work on the site, the Preliminary Ecological Appraisal must be cross checked with species referred to in the Wildlife Act 1990 and the conclusions submitted to the Department along with any appropriate mitigation, and the development undertaken in accordance with the approved details. Reason: to ensure that the development accords with Environment Policy 4 of the Strategic Plan.
Prior to the commencement of any work on site, the planting schedule shall be resubmitted to the Department, incorporating native species of trees and plants and the development shall be undertaken in accordance with the approved details. Reason: to enhance the biodiversity value of the development.
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Reason: The landscaping of the site is an integral part of the scheme and must be implemented as approved.
No lighting may be introduced until a lighting scheme has been approved by the Department which demonstrates that lighting will be directed away from the perimeter hedging and the development must be undertaken in accordance with these approved details and the lighting retained as such thereafter.
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Reason: to ensure that the development does not adversely affect the perimeter hedging which has ecological value.
Prior to the occupation of each dwelling, the respective car parking shall be constructed as indicated on the approved plans and shall remain as approved for the duration of the occupation of the development. Reason: to minimise on-street car parking that could be detrimental to the operation of the highway.
Prior to the occupation of the first dwelling there must be approved in writing by the Department details of the required additional traffic calming measures and the development must be undertaken in full accordance with the approved details. Reason: to ensure highway safety.
The rear elevations of the properties on plots 21, 24, 26, 27, 34 and 35 must be finished in all brick to match their front elevations. Reason: to ensure that the development has an acceptable impact on the surrounding area.
Notwithstanding any previously submitted details of boundary treatment, further details shall be submitted to and approved by the Department prior to the commencement of development and the development shall be carried out in accordance with the approved details. The details submitted shall provide for walls on those boundaries between gardens and areas of open/amenity space at plots A1, A17, A41, A42, A36 and A47. The details shall also include provision for the retention and enhancement of the hedging to the perimeter of the site where it abuts adjacent fields. Reason: To control development in the interests of the amenities of the surrounding area.
Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification), no fences, gates, walls or other means of enclosure shall be erected or placed within the curtilage of any dwelling house without the prior written approval of the Planning Authority. Reason: To control development in the interests of the amenities of the surrounding area.
Prior to the commencement of the development hereby approved, details of the provision of boxes for (starlings and house sparrows) and refugia (for lizard) shall be submitted to and approved by the Department. The boxes and refugia shall be provided in accordance with the approved details and before the occupation of the 47th dwelling, and retained as such thereafter. Reason: in the interests of maintaining and enhancing the biodiversity of the area
CONDS 2, 3, 4, 8, 10 and 12 were confirmed as being satisfied 12/11/20. The bird and bat boxes are not to be installed on any of the properties in this current application and the reference to brickwork in C9 do not apply to any of these plots either. The plot numbers are slightly different now that the estate roads have names.
REPRESENTATIONS 5.1 Peel Town Commissioners have not commented although they were sent copies of the application on 01.03.21.
5.2 Highway Services advise that the proposal has no significant negative effect on highway safety, network efficiency or parking and note that there is an agreement with DoI regarding certain elements of the highway (22.03.21).
ASSESSMENT 6.1 Principle of development
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6.1.1 This was accepted in the approval of 19/01155/B and there have been no changes of circumstances or policy since then to justify a different decision on 15 of the approved plots. Whilst the preparation of an Area Plan for the West has commenced this is at so early a stage as not to be a material consideration, certainly not as approval has already been given to development on this plot in a very similar form to what is now proposed.
6.2 Visual impact 6.2.1 There are very little differences between the houses that were approved and those which are now proposed with the size and position staying the same and only very minor cosmetic changes to the appearance of the properties. The materials are as originally approved, maintaining a mix of render and brickwork.
6.2.2 It is considered that the visual impact of the new proposals is acceptable.
6.3 Impact on the living conditions of those in adjacent properties 6.3 As the siting and size of the dwellings is very similar to those already approved there will be little, if any impact from the proposed changes on those in adjacent dwellings.
6.4 Impact on highway safety 6.4.1 The most significant change is the option to use the integral garaging as living accommodation. It is relevant that the Permitted Development Order would permit this change once the properties were complete and occupied provided that the driveways offered at least two 6m length and 3.25m parking spaces. This is a little short in some of the cases but there is still sufficient car parking available on each plot where this is proposed to enable cars to be comfortably accommodated within each plot and as such, it is not considered that there would be any adverse impact on highway safety as a result of the proposal to permit the removal of the garage to provide additional living space.
CONCLUSION 7.1 The development is considered to accord with the relevant policies of the Strategic Plan and it is not considered that there are any further material considerations which would justify refusal of the application. The application is therefore recommended for approval. The original approval was subject to a legal agreement to deliver affordable housing in the form of 11 units on site and a commuted sum of £18,000 for the outstanding amount relative to the additional unit and provision of a play area to be provided with play equipment as shown on the plans together with the areas of public open space shown on the approved plans which were signed and which are not affected by this approval. The conditions previously attached which respond to concerns about the PWMS, native species, cross-checking the PEA with the Wildlife Act, planting, parking provision and traffic calming have already been satisfied and will be implemented as part of the development of the estate as a whole (this application refers only to the plots not the layout as a whole which is what these conditions refer to and what is proposed here cannot be implemented until that is in place). The only conditions which require incorporation into this decision notice from the earlier approval are 1, 6, 7 and 11.
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;
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(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
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I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : ...Permitted... Committee Meeting Date:...12.04.2021
Signed :...S CORLETT... Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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