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21/01526/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01526/B Applicant : Haven Homes Proposal : Erection of a dwelling Site Address : Plot 52 17 River Meadows Castletown Isle Of Man IM9 1DU
Planning Officer: Miss Lucy Kinrade Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 04.02.2022 __
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 occupation of the dwelling hereby approved, the respective car parking shall be constructed as indicated on the approved plans and shall remain as approved for the duration of occupation of the development.
Reason: to minimise on-street car parking that could be detrimental to the operation of the highway.
C 3. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 or any Order superseding this, no fencing or walling which abuts any area of Public Open Space, highway or at the rear of plots 49-56 may be introduced other than in accordance with details as approved under C2 of PA 18/00524/B or unless otherwise submitted to and approved in writing by the Department and retained as such thereafter.
Reason: In the interest of marrying with original approval 18/00524/B and the introduction of inappropriate fencing or walling could adversely affect the character of the development or the health of existing trees or both.
This application has been recommended for approval for the following reason.
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Application meet the tests of General Policy 2 of the IOMSP, the guidance set out in the Residential Design Guidance 2021, the land use zoning set out in the Area Plan for the South 2013 and Community Policies 7, 10 and 11 and Transport Policy 11. A condition ensuring the off road parking is provided prior to occupation of any dwelling is necessary to prevent on- street parking and a suitably worded fencing condition to marry with extant approval 18/00524/B.
Plans/Drawings/Information;
This approval relates to drawing numbers 080.00, 080.01, 080.02 and 080.03 all date received 15/12/2021.
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The application site relates to the extents of a site of a detached two storey dwelling originally approved as part of a much bigger application for 96 dwellings under 18/00524/B. The dwelling sits toward the rear of the estate in the north-western corner. The dwelling was approved with an integral single garage with dormers above to the front and rear and a driveway 7m x 7m for two vehicles off the road. The estate is sandwiched between the main Douglas Road and IOM Steam Railway Line heading into Castletown.
rear elevation window layout changes
PLANNING HISTORY 3.1 The most relevant application is the original approval of the wider estate under PA 18/00524/B. This was approved with a number of conditions including C2 requiring fencing details for the full estate and a revocation of the PD order for fencing and walling, along with the need to provide all car parking in accordance with the approved plans. Fencing details were provided by the agent for C2 of 18/00524/B and this was satisfied on 09/07/2021.
3.2 There have been a number of similar application submitted for changes to house types on the wider estate, including those listed below which were approved subject to conditions requiring parking being provided prior to occupation and that fencing only be installed to the rear of plots 49-56 in accordance with C2 of 18/00524/B: o 21/00849/B - Plots 54-55, The Meadows, Castletown o 21/00850/B - Plots 59-60, The Meadows, Castletown o 21/00851/B - Plots 57-58, The Meadows, Castletown o 21/00853/B - Plots 61-62, The Meadows, Castletown o 21/00854/B - Plots 64-65, The Meadows, Castletown
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PLANNING POLICY 4.1 The site falls within an area zoned as 'Proposed Residential - Proposal Site 6' on Area Plan for South 2013 (map 5 - Castletown), this site has an accompanying development brief in the written statement which sets out a number of criteria for development:
4.2 "Development Brief 6: 1. Any initial application must include a Master Plan which should take into account the site's proximity to the Castletown Conservation Area and the Railway Station which is a Registered Building. 2. Vehicular access must be from either a re-aligned roundabout at the Bowling Green Road junction or a new roundabout junction at the King William's Way/Douglas Road junction. Individual access points to new properties from the Main Road will not be supported. 3. Pedestrian/cycleway facilities should be an integral part of the proposals to link the development to the centre of Castletown. 4. Early advice should be sought from the Isle of Man Water and Sewerage Authority to discuss the proposed density of development and need for hydraulic modelling for the development site. 5. The Airport Runway Public Safety Zone (PSZ) must: be integrated into any design proposals; remain free from built development; and must have regard to the Isle of Man Strategic Plan Policies relating to the Airport Runway Public Safety Zone (PSZ) (Transport Policy 10 and Transport Policy 11 in the Isle of Man Strategic Plan 2016). 6. The development must incorporate a mix of dwelling types and sizes and must use a variety of materials and finishes throughout the estate. 7. Dwellings which overlook the Main Road must be positioned and designed so that their principal front elevations face the Main Road. 8. Affordable housing shall be provided in accordance with the requirements set out in Housing Policy 5 of the Isle of Man Strategic Plan, 2007, or its replacement."
4.3 Given the extant approval of the site and minded of the specific current proposal points 5 and 6 from the Development Brief are most relevant in the assessment, and in terms of Strategic Policy, General Policy 2 would be most relevant in setting out a number of general standards towards acceptable development. The Departments Residential Design Guidance (2021) is also a material consideration along with the Manual for Manx Roads (MfMR) which indicates the internal standards for a single garage being 6m x 3m with a door 2.4m wide, and for a simple driveway 6m long in front of a garage and at least 3.4m wide if providing pedestrian access (paragraph C.7.31).
4.4 The Strategic Plan also requires development to be focussed in existing settlements, well designed and make best use of sites and existing infrastructure (Strategic Policies 1, 2, 5 and 10), be in-keeping with the locality and not harm habitats or trees (Environment Policies 3, 4 and 42), be designed so as to prevent criminal behaviour and spread of fire (Community Policies 7, 10 and 11), not compromise railway routes (Transport Policy 3) and outline methods of water conservation and reducing energy use (Infrastructure Policy 5 and Energy Policy 5).
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Castletown Commissioners - have not commented on the application as of 04/02/2022).
5.2 Department of Infrastructure Highway Services - Do not oppose (06/01/2021).
5.3 No comments received from neighbouring properties.
ASSESSMENT
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6.1 The principle of residential development has already been established through the extant approval for the wider housing estate which has been commenced. Given the nature of the proposal being for a change of house type on a one for one basis and sitting towards the rear of the site that the proposal would not seek to contravene any parts of the original development approval. The key considerations in the assessment of this planning application are i) whether there would be an new visual impacts, ii) any new amenity impacts on adjacent neighbours, iii) any new highway safety issues or iv) whether there would be an public safety impacts in respect of the airport, criminal behaviour or spread of fire.
Design and Appearance 6.2 Development Brief 6 required there to be a mix of dwelling types and styles in the estate and the current proposal would retain this mix, although presenting a different dwelling style the materials to be used would be reflective of those already approved on the remaining estate and the proposals would remain in keeping with the overall appearance of the wider estate and streetscene. A suitably worded condition relating to fencing and walling as was actioned on 18/00524/B and this shall also be added to ensure the continuation of appropriate boundary treatment in this case.
Residential Amenity 6.3 The dwellings would sit on a similar position with an overall scale and design no so far removed from that originally approved, the dwelling would not project so far behind either of the neighbours so as to cause any new or increased overbearing or outlook impacts to neighbouring occupants. Those elevation changes including installation of garage door and changes to window sizes and positioning are not considered to be so far removed from the arrangement already approved and so these works not expected to result in any adverse overlooking or privacy impacts compared to original approval and so also are considered to be acceptable.
Highway Safety 6.4 Modification to the house result in a larger integral garage. PA 18/00524/B approved 2 off road car parking spaces on the driveway which are to be retained and so the proposed house type changes will not result in any reductions and so there are no new highway safety issues expected beyond the original approval.
Public Safety 6.5 Transport Policy 11 states that permission will not be granted for development which would result in a significant increase in the number of people residing, working, or congregating within the Public Safety Zone associated with Ronaldsway Airport. The proposed house type change would not increase this number beyond the original approval and so it is not expected that there will be any new adverse impacts on public safety beyond the original approval. Similarly it is not expected that there will be any new impacts beyond the original approval in terms of flooding, criminal behaviour or spread of fire.
CONCLUSION 7.1 In summary, no unacceptable adverse impacts have been identified in respect of the overall appearance of the site and surrounding area, the residential amenity of the neighbours or public safety. The proposed change in house type would be considered to meet the tests of General Policy 2 of the IOMSP, the guidance set out in the Residential Design Guidance 2021, the land use zoning set out in the Area Plan for the South 2013 and Community Policies 7, 10 and 11 and Transport Policy 11. A condition ensuring the off road parking is provided prior to occupation of any dwelling is necessary to prevent on-street parking and to correlate with C2 of the original approval a suitably worded condition relating to fencing and walling is also considered necessary.
INTERESTED PERSON STATUS
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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; (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 __
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: 11.02.2022
Determining officer
Signed : J SINGLETON
Jason Singleton
Principal Planner
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