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THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises a plot of land located at the eastern end of Manor Park in Onchan. The proposed development comprises the erection of a dwelling on the application site. PLANNING HISTORY
Whilst the application site and surrounding land has been the subject of a number of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.
REPRESENTATIONS Onchan District Commissioners recommend that the planning application be approved. The Department of Transport Highways Division do not oppose the planning application. The Isle of Man Water Authority expresses an interest in the planning application. The Isle of Man Fire and Rescue Service recommend the installation of smoke detectors.
Robert Graham \& Co Chartered Quantity Surveyors express an interest in the planning application and highlight a number of issues relating to the completion of the planning application form and the proposed level of development. A proportion of the issues raised within their letter relate to ownership issues relating to site boundaries, which are civil matters and not material planning considerations. Their letter does not indicate any direct interest in the application site.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application:
Housing Policy 6 states: "Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, in the absence of a brief, in accordance with the criteria in paragraph 6.2 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive."
In terms of local plan policy, the application site is located within a wider area of land that is designated as proposed residential under the Onchan Local Plan Order 2000. Planning Circular 1/2000, which constitutes the written statement to be read in conjunction with the local plan, contains one paragraph and one policy that refer to development within Manor Park:
Paragraph 4.20 relates to plots within Manor Park and states: "There are remaining a number of plots off the slowly developing site known as Manor Park which have yet to be developed. Manor Park is accessed from Harbour Road and runs parallel to Howe Road in a west-east direction. The dwellings in Manor Park are of two distinct types: on the southern side the properties are larger and appear as single storey toward the road and two storey toward the sea. The dwellings on the other side of the road, backing onto Howstrake Heights are smaller, mostly mock-Tudor in detailing and finish and appear as split level taking advantage of the fall in the slope of the land. The Department is of the opinion that this area in general should be completed as soon as possible and in this context should remain zoned as predominantly residential. All new properties should be designed to complement existing house types and not be detrimental to the outlook or amenities of those existing properties alongside, in front or behind."
Policy O/RES/P/7 relates to plots within Manor Park and states: "Development of the remaining plots within Manor Park will be permitted for residential purposes where such development responds to the style and density of development on each side of the road and where the amenities (outlook, light and privacy) of existing properties which abut the site are not adversely affected."
The planning application seeks approval for the erection of a dwelling on the application site. The application site represents one of the last remaining undeveloped plots within Manor Park, which is land designated for residential development under the current Onchan Local Plan. As stated earlier in this report the residential development of Manor Park is defined the development brief set out by Policy O/RES/P/7 of Planning Circular 1/2000. The main aspects of this development brief are style of dwelling, density of development and effect on residential amenity of existing surrounding properties.
In terms of style of dwelling the proposed dwelling utilises similar mock-Tudor design features as many of the other existing dwellings on that side of the road. External finishes of the proposed dwelling are identified on the submitted drawings. In that respect it is considered that the proposed dwelling will sit suitably into the streetscene and is therefore acceptable. Whilst the proposed dwelling is possibly slightly larger than some of the other existing dwellings within Manor Park it is considered that the proposal sits comfortably within the application site. As such the level of the proposed development is appropriate for the application site and within the overall context of Manor Park. Finally, given the size of the application site, the position of the proposed dwelling and the general distances to neighbouring properties it is considered that the effect of the proposal on the residential amenity of the existing surrounding properties is suitably limited.
In conclusion it is considered that the proposal accords with the relevant development brief and that the proposed development is therefore acceptable. It is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Onchan District Commissioners; and The Department of Transport Highways Division.
It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
The Isle of Man Water Authority; The Isle of Man Fire and Rescue Service; and Robert Graham & Co Chartered Quantity Surveyors.
Recommended Decision: Permitted
Date of Recommendation: 28.05.2008
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to drawing no.s 01, 587/003, 587/004 and 587/005 date stamped the 26th February 2008.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer) Decision Made: Permitted Date: 2/06/2008 Signed: __________________________
Mrs F Mullen Senior Planning Officer
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