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The site represents the curtilage of what was previously the Level Garage on the corner of the B33 Croit-e-caley Road and the Main Road (A7). The site is now cleared and fenced off. The site bounded by the two roads and two drains/drainage ditches.
The site is designated as Retail, reflecting the previous use of the site, on the Arbory and East Rushen Local Plan, adopted by Tynwald in 1999.
Previously, under PA 04/0146, the principle of the redevelopment of the site was accepted. The only conditions of this were that the development keep 8m from the river bank. No detailed drawings were submitted.
A detailed application for seven terraced properties was refused (PA 04/0420) for reasons relating to over-development, design and impact on the streetsce. The applicant's agent came in to see me following the refusal, with various schemes for semi-detached and detached houses. They have now opted for three pairs of semi-detached houses, each with two parking spaces, mostly alongside or within the domestic curtilage which they are to serve. The house types are better than those proposed previously with wider stacks, traditionally proportioned windows, porches and more traditional appearances generally. Roadworks are also proposed with the changing of the junction to cut off some of the western corner, the provision of pedestrian refuges.
There have been objections from "Oldbrook", who are concerned at the amenities for those living in the houses, the appearance from the Main Road and the impact on "Oldbrook" and "Puffins", road safety, and other concerns. "Watlee" is concerned about over-intensity, road safety, access and egress from their property (although the road works are not within the defined site).
"Puffins" object on the basis of over-development, style of buildings, lack of storage and inadequate parking. Rushen Commissioners object to the application for all the reasons given above. DoT dd raise no objection.
It is relevant to bear in mind the nature of existing development in the vicinity and that which has recently been built. The housing alongside the Main Road is mainly old traditional cottages with stone and rendered walling. Croit-e-caley accommodates more modern housing, including Strawberry Fields and Meadows neither of which have play or amenity space which is required by the objectors for the application site. Some of the traditional cottages which surround the site have limited or no amenity space or car parking. The lower density would undoubtedly lead to larger houses and no lessening in density although it may reduce traffic and increase available parking. Puffins and Oldbrook at two large dormer bungalows facing towards the site. These were approved in 1968 (IDO 24888).
Whilst there are objections from local residents regarding the road works, these could be undertaken without planning permission by the DoT or those working on their behalf. I understand that these concerns have been raised directly with Derek Sewell by the residents at a recent meeting. As such, I do not think that reasons for refusal relating to the roadworks are relevant.
The site is now cleared and whilst a prominent one within the village it is also a difficult one to redevelop due to its shape and the proximity to the adjoining roads. If the access from the site is to be onto the Croit-e-Caley Road as is required by the DoT, this necessitates the rear of the properties facing towards the main road and the applicant has gone as far as he can to address concerns in respect of the appearance of these properties from there. There is clearly sufficient space for turning and parking and the appearance of the development in my view, is not unacceptable. Whilst creating an impact on the outlook and view from those properties on the other side of the road, which are slightly higher than the proposed dwellings, I do not feel that these impacts are sufficient to warrant refusal of this application.
Recommended Decision: Permitted
Date of Recommendation: 26.09.2005
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 erection of six houses and associated access, parking, landscaping, drainage and associated works as shown in drawings reference K048/P/10-01, -02, -03, -04, -05 and -06 all received on 30th June, 2005.
Note: those works to improve the highway and within the curtilage of the existing highway may be undertaken without planning permission under the provisions of the Town and Country Planning (Permitted Development) (Statutory Undertakings) Order 1999.
C 3. The proposed development must be connected to the main foul sewer.
NOTE: A Drainage Connection Fee will be payable to the Drainage Authority on this development
C 4. There must be no discharge of surface water to the main foul sewer.
N 1. The applicant/developer is recommended to consider the provision of access which is suitable for wheelchair users.
N 2.
For water connections that comprise more than a single connection to a water main or service, or where new water mains and hydrants will be required, the applicant should contact the Isle of Man Water Authority Planning and Projects Section, telephone 695958.
N 3.
PRIOR to the commencement of any works the applicant is advised to consult the Chief Fire Officer to ensure that adequate fire precautions are taken.
Decision Made : ... Committee Meeting Date : ...
orienteasive by virtue of the limited front gander space separating the proposed dwellings from the estate access and paced vehicles and the potentially unneglibouly arrangement for car parking where vehicles associated with other people's property may be paced directly in front of the dwellings
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