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21/01063/B Page 1 of 8
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01063/B Applicant : Miss Joanne Corkish & Mr George Mitchell Proposal : Erection of a detached dwelling Site Address : Plot To Rear Of Greenmantle Dreeym Beary Douglas Isle Of Man
Planning Officer: Mr Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 01.03.2022
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. The development hereby approved shall not be occupied until the means of vehicular access has been constructed in accordance with the approved plans, and shall thereafter be retained for access purposes only.
Reason: In the interests of highway safety.
C 3. The visibility splay(s) identified on drawing 010 REV F shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1050mm in height above adjoining carriageway level.
Reason: In the interests of highway safety.
C 4. No development shall take place until full details of soft and hard landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting (including tree planting) showing, type, size and position of each. 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 dwelling, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Details of the hard landscaping works include footpaths and hard surfacing
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materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling hereby permitted.
Reason: To ensure the provision of an appropriate landscape setting to the development.
C 5. Obscure glazing (Pilkington level 5 or equivalent) shall be installed in the following windows and shall be maintained as such thereafter;
South Eastern Elevation (gable) - first floor (Bathroom window) as shown on drawing 100 Rev E as having been received on 8th September 2021
Reason: In the interests of neighbouring residential amenities.
This application has been recommended for approval for the following reason. The application is considered to comply with General Policy 2 and Transport Policy 7 of the Strategic Plan and Residential Design Guide.
Plans/Drawings/Information; This approval relates to the documents and drawing no. 100 Rev E as having been received on 8th September 2021 and drawing No.001 Rev C, 010 Rev F as having been received on 28th January 2022.
Interested Person Status – Additional Persons
It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
Owners/Occupiers of Ty-siriol, Tromode Park, Douglas Owners/Occupiers of Sundown, Tromode Park, Douglas
as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status.
Officer’s Report
1.0 THE SITE 1.1 The application site is the curtilage of Plot 143, to rear of Greenmantle, Dreeym Beary, Tromode Park Estate, Douglas, a vacant site on the northeast of Dreeym Beary.
1.2 The site is part of four plots in a row on the northeast of Dreeym Beary and south of dwellings on Tromode Park. Dreeym Beary is a road consists of a section on a hill and a section that is relatively level and on top of the hill. The application site is the on the latter section. Tromode Park is on a slightly higher level to the top level of Dreeylm Beary. Both are connected to Slieau Dhoo on the southeast end.
1.3 The existing dwelling on the higher level section of Dreeym Beary are bungalows and dormer bungalows. The existing dwellings on the south west of Tromode Park are mostly bungalows or dormer bungalows. The dwellings on the hill section of Dreeym Beary are mostly two-storey detached dwellings.
2.0 THE PROPOSAL 2.1 The proposed work is the erection of a two-storey detached dwelling.
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Impression 2.2 The dwelling consists of a pitched-roof two-storey main dwelling, a pitched-roof two- storey front projection and a mono-pitched-roof single-storey rear projection. The height is approx. 9.064m from ground level (will be reduced from existing).
Layout 2.3 The dwelling will have a hallway, snug, an open plan kitchen/dining/ living room, a utility room and a study/bedroom. The dining/living space are mainly in the rear extension. It will have three bedrooms (one with en-suite) and a bathroom on the first floor.
Design 2.4 The front elevation of the main dwelling will have silicon render and a white finish. It will also have brown concreate roof tiles. The front extension will have natural stone cladding. The other elevations will have a white finishing.
Fenestration 2.5 There are four windows on the front elevation of the main dwelling. There is a large window and an entrance door with glazing on each side on the front elevation of the front extension.
2.6 There are four windows on the first floor of the rear elevation, a window and a bi-fold door on the rear elevation of the ground floor. There are also five rooflights on the rear extension.
2.7 There is a window on first floor of the southeast elevation (for the bathroom). There is also an entrance door on the ground floor of the same elevation (for the utility room).
Other 2.8 There are solar panels on the roof of the front elevation. There is also a flue on the north corner of the roof. There is also a bird nest on each side elevation.
Site 2.9 The proposal also includes reducing the level of the site.
2.10 The front garden will be mostly paved with grassed area around the edge of the site. There will be a short wall alone the front boundary of the site, connect with the neighbouring short boundary wall.
2.11 The rear garden will be grassed and leading up to the existing site level. There will be a composite decking area at the rear of the site.
2.12 There will be Manx native vegetation planted around the site.
3.0 PLANNING HISTORY 3.1 Approval in Principle for the erection of a dwelling was APPROVED under PA 20/01517/A. The AiP was for the land use of the site only with no other details included.
4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East.
4.2 No known planning constraints overlaps with the site.
Strategic Policy
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4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
Principles of Developments 4.4 General Policy 1 states: "The determination of matters under Part 2 (Development Control) and Part 3 (Special Controls) of the 1999 Town and Country Planning Act shall have regard to the provisions of the Development Plan and all other material considerations."
4.5 Strategic Policy 1 states that development should make the best use of resources, including sites themselves as well as existing and planned infrastructures. This is seconded by Infrastructure Policy 1 by stressing that all development, unless of too small a scale, shall only take place in an area that will ultimately be connected to the IRIS systems.
4.6 Strategic Policy 2 and Spatial Policy 3 echoes each other, stating that new development should be located primarily within existing defined settlements or sustainable urban extensions.
4.7 General Policy 2, which provides an overall requirement for all development, 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; (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; (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."
Visual Design 4.8 Strategic Policy 3, Environment Policy 42 and Housing Policy 6 all focused on the visual design of developments, they state that the design should take account of the local materials, character and identity of its immediate locality, in terms of buildings and landscape features. Focused on landscaping, Recreation Policy 3 states that where appropriate, new development should include the provision of landscaped amenity areas as an integral part of the design."
Environment 4.9 Strategic Policy 5 states: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island." Then, Infrastructure Policy 5 particularly states that "Development proposals should incorporate methods for water conservation and management measures to conserve the Island's water resources."
Traffic 4.10 Strategic Policy 10 states that 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;
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(c) Not adversely affect highway safety for all users, and (d) Encourage pedestrian movement." This is then reiterated by Transport Policy 1 and Transport Policy 6.
Parking 4.11 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."
4.12 Appendix 7.6 states that for typical residential development, there should be 2 spaces per unit, at least one of which is retained within the curtilage and behind the front of the dwelling.
Safety and Security 4.13 Community Policy 7, 10 and 11 state that the design of new development must, as far as is reasonable and practicable, pay due regards to existing best practise such as to prevent criminal and anti-social behaviour and outbreak and spread of fire. In addition, development should also provide proper access for fire-fighting vehicles and adequate supplies of water for fire-fighting purposes."
PPS and NPD 4.14 There is no relevant Planning Policy Statement or National Policy Directive that applies to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Legislation 5.1 There is no relevant legislation that directly applies to this application.
Strategy and Guidance 5.2 The Residential Design Guide (July 2021) guides the design of new houses and extensions to an existing property, as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
5.3 RDG 2.0 sets out key considerations regarding achieving sustainable development both in the design and the physical construction process.
5.4 RDG 3.0 sets out key considerations regarding design issues for new homes.
5.5 RDG 3.1.3 states: "It is important that the design of new residential developments, including their scale (including height), form, layout/orientation, and detailed design (including the materials used) is informed by and respects both the nature of the development site and the character of the neighbouring buildings and surrounding area."
5.6 RDG 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that development should fit in with the street scene and the building itself.
5.7 RDG 6 "The Wider Site" sets out some key considerations regarding boundary treatment, trees, the driveway, and front garden.
5.8 RDG 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy.
Other Material Considerations
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5.9 There is no other material considerations in this application.
6.0 REPRESENTATIONS This section provides a summary of all representations received. Full details are available on the government website.
6.1 Douglas Borough Council has no objection to this application (24.09.2021).
6.2 DoI Highway Services does not oppose this application (03.02.2022) after revised access was provided.
6.3 DoI Highway Service Drainage does not oppose this application (19.02.2022) after drainage details for the front hardstanding was provided.
6.4 DEFA Ecosystem Policy Office commented in (01.10.2021) praising the inclusion of two swift nest boxes and the proposed Manx native planting. The comment also recommend a condition to be attached that all planting should be Manx native species.
6.5 Owners/Occupiers of Ty-siriol and Sundown, Tromode Park have written in objection to this application (02.10.2021 - 11.10.2021). The representations which include material planning considerations can be summarised (in no particular order) as the following: o unfit /out of character with the single-storey bungalow side of Tromode Park o negatively impact on outlook o dominate the skyline
6.4 Loss of view is not a material consideration in planning terms.
6.5 Ty-siriol wrote in (04.01.2022) after amended plan was received and maintained the previous objection.
7.0 ASSESSMENT 7.1 The main considerations for this application are the principle of the application, its impact on the house itself, on the character and street scene of the area, on parking and neighbouring amenities.
Principle of the Development 7.2 The site is within an area designated as predominantly residential. Therefore, the proposal land use of residential is principally acceptable.
Design of the house Itself 7.3 The scale, height and form of the dwelling is similar to the two-storey detached dwellings along Dreeym Beary. The front extension has a roof lower than the main dwelling and its projecting slightly beyond the front elevation of the main dwelling. This provides both a horizontal and a vertical setback and help break the building into smaller masses.
7.4 The front elevation uses a different render and material compare to the existing properties. While different to the pebbledash render used on the neighbouring properties, the contrast help identify the age the dwellings are built. Therefore, the design and material used is considered to be acceptable.
Character and Streetscene 7.5 The site is the transition point from the hilly section to the comparatively flatter section of Dreeym Beary. It can be argued that either a two-storey or a single-storey would complement the street scene at this plot. However, given the road is still sloping upward towards Slieau Dhoo, a two-storey dwelling is better in following the slope of the land.
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7.6 Although the proposal would be visible from Tromode Park, given the reduce level the proposal will be sitting on, the visible height from the roadside of Tromode Park would only be about one storey, This is not considered to be an unusual streetscene and is acceptable.
Traffic and Parking 7.7 As there is no objection from Highway Services, it is considered that there is no negative impact on traffic efficiency or highway safety.
7.8 The proposal provides two parking spaces, complying with the requirement in Transport Policy 7. Therefore, it is considered that the impact on parking provision is acceptable.
Neighbouring Amenities 7.9 The proposal passes the "45 Degree Approach" with No. 142 and passes the "25 Degree Check" with Greenmantle. Therefore, it is considered that there is no concern for overshadowing or overbearing.
7.10 The windows on the southeast elevation is for a bathroom and there is no property on the plot on the southeast of the site. Therefore, it is considered that there is no overlooking concern from the side elevation, however a condition is proposed for obscure glazing in said window.
7.11 The windows on the rear elevations are over 20m from the closest property, the Greenmantle. Therefore, it is considered that there is no undue overlooking concern for the rear elevation.
7.12 As the proposed dwelling is over 20m away from the dwellings on the rear of the site, it is considered that there is no undue loss of outlook for these properties.
Other 7.13 As Highway Drainage does not object to the application, it is considered that there is no negative impact on public draiange provision.
7.14 As DEFA Ecosystem Policy Team has parised the inclusion of bird box and proposed Manx native planting, it is considerd that there is a positive impact on biodiversity.
8.0 CONCLUSION 8.1 The proposal is considered to comply with General Policy 2 and Transport Policy 7 of the Strategic Plan and Residential Design Guide. Therefore, it is recommended for an approval.
9.0 INTEREST PERSON STATUS 9.1 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 which 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.
9.2 The decision-maker must determine:
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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 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: 02.03.2022
Determining officer Signed : A MORGAN Abigail Morgan
Principal Planner
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