10 September 2021 · Delegated - Head of Development Management (Stephen Butler)
Kennaugh & Skinner Ltd, The Workshop, Athol Place, Port Erin, Isle Of Man, IM9 6ht
The proposal involves demolishing an existing pitch-roofed workshop with timber and corrugated metal cladding and replacing it with a new 226sqm detached dwelling, 14.4m long, 8.1m wide and 8.5m high to ridge (4.6m to eaves), featuring a 40-degree pitched roof with Marley Edgemere Duo tiles, stone cladding to ground fl…
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The officer concluded that the principle of residential development is acceptable as the site is designated Residential on the Area Plan for the South, optimising previously developed land within an e…
General Policy 2
Requires development to respect site/surroundings in siting, scale, design; not adversely affect landscape/townscape character, amenity, access/parking, or road safety. Officer assessed proposal as compliant due to fitting mixed character, stone cladding echoing area, tree screening, no amenity harm, and adequate parking.
Strategic Policy 1
Promotes best use of previously developed land, efficient site use, and location utilising infrastructure. Site as former builders' workshop in settlement meets this, replacing non-residential use.
Strategic Policy 10
Requires design minimising car journeys, using public transport, not affecting highway safety. Proposal integrates with existing access/parking, endorsed by Highways.
Housing Policy 4
New housing primarily in towns/villages or extensions. Site in Port Erin residential zone qualifies, not countryside.
Transport Policy 7
Requires parking per standards (2 spaces/unit). Four spaces provided exceed requirement; no on-street pressure.
Environment Policy 36
Development near Conservation Area must not detrimentally affect views. Small site portion screened by trees; improvement over workshop, no tree impact.
Environment Policy 35
Within Conservation Areas, preserve/enhance character. Assessed as boundary site; minimal area unaffected, screened.
Time limit
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.
Materials approval
Prior to the commencement of the development hereby approved, details of the external finishes shown on Drawing No. 1024-001 (such as colours, patterns and other installation details) shall be submitted to and approved in writing by the Department, the development shall not take place other than in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.
Obscure glazing
The proposed first floor and attic windows to be installed on the rear (south) elevation shall be glazed with obscure glass to Pilkington Level 5 or equivalent and permanently retained as such. Reason: To safeguard the amenities of adjoining occupiers of 'Shidda' from overlooking and loss of privacy.
Construction Method Statement
Prior to the commencement of the development hereby approved, a Construction Method Statement which sets out measures to prevent adverse impacts on any nearby watercourse shall be submitted to and approved in writing by the Department, the development shall not take place other than in accordance with that statement. Reason: To ensure that there are no adverse impacts on the nearby water course during the construction phase of the approved development.
No future extensions
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 extension, enlargement or other alteration of the dwelling hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control future development on the site.
Parking and access retention
Prior to the dwelling hereby approved being occupied the following shall be available for use and retained as such thereafter: - all elements relating to access, parking and turning as shown on the approved plans for retention; and - the garaging shown on the approved plans. Reason: To ensure that the dwelling has appropriate access and sufficient parking and manoeuvring space.
Do not oppose; no significant negative impact upon highway safety, network efficiency and/or parking. Existing access retained with adequate visibility. Double garage sufficient plus hardstanding for parking/turning. Bicycle parking and waste bins accommodated in garage.
Development unlikely to have direct impact upon registered trees to the west, though may increase pressure to prune (requiring TPO application).
Suggest condition for Construction Method Statement to prevent impacts on nearby watercourse.
DEFA Fisheries requested additional information on proximity to watercourse without final recommendation; DOI Highways do not oppose with suggestions; DEFA Forestry notes minor tree concerns; private resident requests deferral over design issues.
Key concern: insufficient plans showing massing, ridgeline height, and conservation area impact
DEFA Fisheries
Fisheries will respond further to this application once the requested information has been received and considered.
Department of Infrastructure (DOI) Highways Division
No ObjectionDo not oppose; An electric vehicle charging point should be considered to aid climate change objectives.; All elements relating to access, parking and turning should be retained for the intended use.
DEFA Forestry, Amenity and Lands Directorate
No ObjectionUnder the Tree Preservation Act 1993 an application would be required to undertake any pruning works to the registered trees.
Wensleydale
ObjectionI would therefore request that the application be deferred until such time as the application can provide additional plans with comparative existing drawings.
