Loading document...
==== PAGE 1 ====
21/00106/B Page 1 of 8
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/00106/B Applicant : Braddan Parish Commissioners Proposal : Erection of 26 two bed apartments and 6 one bed apartments with associated car parking, vehicle access and landscaping Site Address : Land At Snugborough Farm Cronk Gennal Union Mills Isle Of Man
Planning Officer: Mr Paul Visigah Photo Taken : 19.03.2021 Site Visit : 19.03.2021 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 24.01.2022 __
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. Prior to the occupation of the development hereby approved, the pedestrian, car parking and manoeuvring areas, and cycle parking provisions shown on Drawing Nos: 17/2631/04J, 17/2631/03H; and 17/2631/17temp.2, shall be provided and be retained and free from obstruction thereafter.
Reason: To ensure that sufficient provision is made for off-street parking, turning of vehicles, and pedestrian movements in the interests of highway safety.
C 3. All planting, seeding or turfing comprised in the approved details of landscaping (Drg 17/2631/06E, and Planting Tables) must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the development, 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. Cotoneaster shall be removed from the planting list.
Reason: To ensure the provision of an appropriate landscape setting to the development.
C 4. Prior to the occupation of the development hereby approved, details of external low level lighting for the development, in accordance with the recommendations outlined in the BCT and ILP Guidance Note 8 Bats and Artificial Lighting (12th September 2018), shall be submitted to
==== PAGE 2 ====
21/00106/B Page 2 of 8
and approved in writing by the Department. The development shall not be carried out other than in accordance with the approved details, and shall thereafter be retained as such.
Reason: To provide adequate safeguards for the ecological species existing on the site.
This application has been recommended for approval for the following reason. The proposal is recommended for approval as there are no significant impacts upon public or private amenities, ecology and highway safety in accordance with General Policy 2, Strategic Policy 1, Environment Policy 4, and Strategic Policy 10 of the Strategic Plan 2016.
Plans/Drawings/Information; This approval relates to: o Cover Letter, o The bat Survey, o Manx Birdlife Report, o Planting Tables, o HMTC Road Safety Audit Report, and o Drawing Nos. 17/2631/03H, 17/2631/04G, 17/02631/05A(1), 17/02631/05A(2), 17/2631/06E, 17/2631/10, 17/2631/11, 17/2631/12, 17/2361/17, 17/2631/18, Received 5 February 2021; o Designers Response to Road Sfafety Audit Report, o Drawing Nos. 17/2631/17temp and 17/2631/04J Received 3 September 2021, __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The application site comprises a residential development on land located at Snugborough House which is located to the northern side of Main Road at the beginning of Union Mills when traveling from Douglas (currently under construction and near completion). The site is located southwest of Cronk Gennal/Snugborough Avenue housing estate, south of the Braddan Parish Commissioners Office (who are also the applicants) and west of Snugborough Industrial Estate which has its ground level significantly below that of the sites. There is also a separate vehicular access to the "lower section" of the site which access directly onto Main Road.
1.2 Along the eastern and southern boundaries of the site there are a range of landscaping, including mature trees in places.
1.3 The apartments are proposed for the Braddan Parish Commissioner's to meet their local authority housing need.
2.0 PROPOSAL 2.1 The application seeks approval for erection of 26 two bed apartments and 6 one bed apartments with associated car parking, vehicle access and landscaping.
2.2 The applicants have indicated that the application is submitted at the request of the Department to regularise the planning aspects of the scheme that have minor variations to the original approved scheme for the site.
==== PAGE 3 ====
21/00106/B Page 3 of 8
2.3 The variation for which approval is sought are as follows: i. The road access has been modified from the previous scheme. ii. Block A was repositioned forward of the previously approved position under PA 18/00176/B. iii. Trees removed to the rear of block A and to the front of the site as indicated. iv. Path to rear removed. v. Block paving added to parking areas. vi. Barrier added to side of ramp. vii. Drop off area to block B modified. viii. Gabions added to side of Block D and ramp adjacent Block A ix. Retaining walls amended to side of Block C. x. Car charging points added to undercroft parking area. xi. New fencing erected to rear of existing properties. 2.4 The application has been supported by the following additional documents (in no particular order): 2.4.1 A Bat survey prepared by Manx Bat Group and dated 12 May 2021. 2.4.2 A Bird Life Conservation Impact Report prepared by Manx Bird Life dated 12 April 2021. 2.4.3 A Road Safety Audit prepared by Highways Mann Transport Consultants (HMTC) dated 6 December 2019. 2.4.4 Designers Response to Road Safety Audit dated 3 September 2021.
3.0 PLANNING POLICIES 3.1 The site is designated as 'Predominately Residential' on the Area Plan for the East (Map 8 - Union Mills/Strang), and the site is not within a Conservation Area. The site is not susceptible to flooding as it is not within a flood risk zone as indicated on the Isle of Man Indicative Flood Risk map. The site is also not within a Registered Tree Area and there are no Registered trees on the site. Due to the zoning of the site and the proposed works the following policies are considered relevant in the determination of the application:
3.2 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: (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; (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; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
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
==== PAGE 4 ====
21/00106/B Page 4 of 8
(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 Strategic Policy 10 states: "New development should be located and designed such as to promote a more integrated transport network with the aim to: (a) minimise journeys, especially by private car; (b) make best use of public transport; (c) not adversely affect highway safety for all users, and (d) encourage pedestrian movement"
3.6 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."
3.7 Environment Policy 4 protects biodiversity (including protected species and designated sites).
3.8 Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are; Infrastructure Policy 5, Community Policy 11, Community Policy 7 and Community Policy 10.
4.0 OTHER MATERIAL CONSIDERATIONS 4.1 Whilst not adopted planning policy, DEFA's Residential Design Guidance is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and householder extensions". Sections 2.0 on sustainable construction, and 7.0 which deal with impact on neighbouring properties are considered relevant to the current scheme.
5.0 PLANNING HISTORY 5.1 The previous planning application PA 18/00176/B for the proposed construction of 24 two bedroom apartments and 6 one bedroom apartments with associated car parking and landscaping is considered to be particularly relevant in the assessment and determination of this application.
5.2 This application which was approved by the planning Committee in June 2018 forms the basis upon which any intended change would be established given that it set out the layout and design of the development which the current application seeks to alter.
5.3 Whilst not for the application site, PA 18/01176/B for the Demolition of property in order to widen existing access road which was approved by the Planning Committee in March 2019 is considered relevant to the current application. The main vehicular access to the application site for which alterations are sought under the current scheme was approved under the above application.
6.0 REPRESENTATIONS
==== PAGE 5 ====
21/00106/B Page 5 of 8
Copies of representations received can be viewed on the government's website. This report contains summaries only.
6.1 Department of Infrastructure (DOI) Highways Division have made the following comments regarding the application in a letter dated 9 September 2021: o The note that the revised ground floor layout, plus the submission of details of bicycle parking and the designer's response to the Stage 1 Road Safety Audit address the outstanding highway concerns. o They consider that the proposal is acceptable in terms of its layout for no opposition to be raised on condition that the development accords with the proposed ground floor, Drawing No: 17/2631/04J; proposed site plan at upper ground level, Drawing No: 17/2631/03H; and cycle parking to Drawing No: 17/2631/17temp.2.
6.2 Comment from DEFA Biodiversity: 6.2.1 Consultation dated 16 March 2021: They request that: o A condition is secured for no external lighting to be installed unless a detailed external low level lighting scheme has been submitted to and approved in writing by the Planning Department, to accord with recommendations outlined in the BCT and ILP Guidance Note 8 Bats and Artificial Lighting (12th September 2018). o Cotoneaster is removed from the planting list as this is a Wildlife Act 1990 Schedule 8 Part II invasive plant species. It is an offence to plant, or otherwise cause to grow in the wild any plant listed on Schedule 8.
6.2.2 Consultation dated 4 August 2021: o They ask that previous comments made in regards to breeding birds and nest boxes be disregarded. o They state that Insect hotels are recommended around the site but not required as the buildings had mostly been built. o They would still like to see cotoneaster removed from the planting list and no external lighting installed unless it is in accordance with the recommendations outlined in the BCT and ILP Guidance Note 8 Bats and Artificial Lighting (12th September 2018).
6.3 Manx National Heritage have made the following comments regarding the application (10/8/21): o They are concerned about the number of trees to be felled to fulfil this application. o They refer to the Birdlife report and note that no mitigation has been provided for impacts on birds identified. o They state that if the application is successful, the removal of the trees should ideally carried out between the months of September to February each year to avoid the bird nesting season. o They note that the loss of a number of trees, shrubs and grassland will lead to the loss of foraging habitat on site. o They request that a condition be imposed to control external lighting.
6.4 Braddan Parish Commissioners have no objection (12/03/21/17/08/21/14/09/21).
6.5 No comments have been received from neighbouring properties.
7.0 ASSESSMENT 7.1 In assessing the current application, it is noted that the principle of the development has already been established under PA 18/00176/B, where approval was granted for the scheme. The proposed amendments do not detract from the residential use of the site which was the original designation under the Braddan local plan and further reinforced by the Area Plan for the East. As such, it is considered that the principle of the proposed alterations and amendments for the residential development are acceptable and compliant with GP2 and SP's 1, 2 and 10.
==== PAGE 6 ====
21/00106/B Page 6 of 8
7.2 Other matters to be considered with the current proposal are: i. The potential impact upon the visual amenities of the area; ii. Highway safety impacts; iii. Impacts on neighbouring residential amenity; iv. Impacts on trees; and v. Impacts on Ecology
7.3 Visual Impact (GP2 and SP 1) 7.3.1 In terms of visual impacts, it is noted that the previous application had established that the design of the buildings, although a more modern interpretation of architecture than the existing properties in the area which has a variety of building styles, size, and design, would be appropriate for the site, in terms of the proportion, form, design and finish. Given this precedence which has already been established and the fact that the alterations to the development would only involve the repositioning of Block (A) slightly forward of the previously approved position under PA 18/00176/B, with no changes to the external elevations, it is considered that any visual impacts would be negligible.
7.3.2 The additional work to the site area are also not expected to have adverse impacts upon the visual amenities of the site or the locality, given that these would serve to further enhance the site appearance and functionality of the external spaces, which are confined to the well-screened site area.
7.3.3 Given the above, it is considered the visual impacts would be acceptable and the scheme would comply with General Policy 2 (b, c, f, and g), and Strategic Policy 1(b) of the Isle of Man Strategic Plan.
7.4 Highway Safety Impacts (GP2 and SP 10) 7.4.1 With regard to highway safety impacts, the key concerns from DOI Highway perspective concerned the visibility attainable from the site access unto Cronk Gennal, the nature of cycle parking, and the need for a Road Safety Audit Stage 1 to be provided for the site. Other matters related to the suitability and volume of the available parking, proximity to public transport corridor, pedestrian areas and gradients were considered acceptable.
7.4.2 The applicant have now provided plans for secure cycle storage, a Road Safety Audit Stage 1, revised site plans, as well as a Designers Response to Road Safety Audit that addresses the concerns raised in the Road Safety Audit Stage 1 Report, which DOI highways are now content with. Given that the DOI Highway comments are relied upon when considering technicalities with highway elements of proposals, it is considered that the proposed scheme meets the requirements of GP2 (h and i) and Strategic Policy 10 (a, b, c and d) of the Strategic Plan.
7.5 Impacts on Neighbouring Residential Amenity (GP2) 7.5.1 In assessing the impacts of developments such as this on neighbouring amenity, the key concerns border on impacts on privacy in terms of overlooking, overbearing impacts or loss of light. With the current proposal, it is noted that there would be no material changes with regard to the siting of the buildings, fenestrations and the height of the buildings, in relation to neighbouring properties, when compared with the previous approval for the development which has now mostly been built.
7.5.2 Based on the foregoing, it is considered the distance between the buildings on site and the existing residential properties, ground level differences, siting (which has only been slightly altered for Block A) and design would ensure the proposed development would not result in a significant level of overlooking, loss of light, overbearing impacts. Accordingly, the proposal complies with General Policy 2 of the IOMSP
7.6 Impact upon Trees (GP2)
==== PAGE 7 ====
21/00106/B Page 7 of 8
7.6.1 In terms of impacts on trees, the acceptability of the removal of the majority of tree on the site was already established under the previous approval (See comments by Arboricultural Officer for PA 18/00176/B). The only concern was for the trees along the southern boundary of the site, adjacent to the A1 Peel Road, although their removal was also considered to be acceptable. Given that the trees to be removed are the trees at the rear of block A which are well into the site area, and the fact that it was considered that a full landscaping plan would balance the visual impacts of the development and that of the future amenities of the occupants of the apartments, it is not considered that the removal of the trees would be sufficient to warrant the refusal of the scheme. A condition would, however, be attached to ensure that tree planting within the site accords with the proposed landscaping plan (Drw. No: 17/2631/06E) received 5 February 2021.
7.7 Impacts on Ecology (EP4 and GP2) 7.7.1 In terms of the ecological impacts of the proposed development, the application is supported by a Bat survey carried out by Manx Bat Group, and Bird Life Conservation Impact Report prepared by Manx Bird Life. These reports have assessed the impacts on bats and birds as a result of the loss of natural and man-made nesting provisions on site, and provide mitigation measures that should be implemented to ameliorate any impacts on bats/birds within the site. These reports have been commented on and accepted by DEFA Ecosystems Officer, with recommendations made for appropriate conditions to ameliorate adverse impacts, and in this respect, it is felt that the application has satisfied the principles of Environment Policy 4. Conditions would, however, be imposed to ensure that the required mitigation measures are implemented.
8.0 CONCLUSION 8.1 Overall, it is considered the proposal would be an appropriate level of development which would have no significant impacts upon the visual amenities of the area, neighbouring amenities, or ecology. It is also considered that the scheme would not result in significant impact upon highway safety in the area. It is therefore recommended that the application be approved.
9.0 INTERESTED PERSON STATUS 9.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
9.2 The Planning Committee 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 in Article 6(4) who should be given Interested Person Status.
9.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given Interested Person Status. __
==== PAGE 8 ====
21/00106/B Page 8 of 8
I can confirm that this decision has been made by a Principal Planner 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: 28.01.2022
Determining officer Signed : J SINGLETON
Jason Singleton
Principal Planner
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal