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22/00724/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00724/B Applicant : Mr John Messham Proposal : Erection of two storey dwelling and creation of vehicular access and hardstanding. Site Address : Sulby Shop Gara Aalin Main Road Sulby Isle Of Man IM7 2HR
Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Planning Committee
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 11.11.2022 __
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. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department.
Reason: To control development in the interests of the amenities of the surrounding area.
C 3. No development shall commence until a schedule of materials and finishes and samples of the stone cladding have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Reason: In the interests of the character and appearance of the site and surrounding area.
C 4. The only model of the Air Source Heat Pump that can be installed is the HPA-0 05.1 CS Premium.
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Reason: To ensure the development is implemented according to the plan/details submitted, as the Department has assessed the impact of the proposal on the basis of the specific use and the documents submitted.
C 5. The Air Source Heat Pump must be installed according to the plans and supporting information and must be maintained as such thereafter.
Reason: To ensure the development is implemented according to the plan/details submitted, as the Department has assessed the impact of the proposal on the basis of the specific use and the documents submitted.
C 6. Prior to occupation, the cladding as approved within Condition 3 of this approval must be installed and retained as such thereafter.
Reason: In the interests of the character and appearance of the site and surrounding area.
C 7. Prior to occupation the visibility splay as identified on Drawing No.01-07 B shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1m in height above adjoining carriageway level.
Reason: In the interests of highway safety.
C 8. The development hereby approved shall not be occupied until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
N 1. No consideration has been given to the loss of trees on site, as no information has been received regarding this.
This application has been recommended for approval for the following reason. The proposal is considered appropriate on this site for the reasons indicated within the report. The proposal would not have any significant impacts upon public or neighbouring amenity and highway safety. Accordingly complies with the relevant Strategic Policies and is recommended that the application be approved.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 18th June 2022; o HPA-0 05.1 CS Premium, Air Source Heat Pump Technical Data
This decision also relates to the following plans and drawings, date stamped received on the 5th September 2022; o Drawing No.01-01 A o Drawing No.01-02 C o Drawing No.01-03 B o Drawing No.01-04 B o Drawing No.01-05 A o Drawing No.01-07 B o Drawing No.01-06 C
And the information received dated 10th November 2022 which shows the proposed windows to be installed into the front elevation of the property.
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE GIVEN AN OBJECTION FROM THE LOCAL AUTHORITY WHERE THE APPLICATION IS RECOMMENDED FOR AN APPROVAL
THE APPLICATION SITE 1.1 The application site is a parcel of land which is situated to the South East of Sulby Shop which is situated to the crossroads of Main Road, Sulby Glen Road and the Clannagh Road.
1.2 The area is characterised by a number of different style of properties, of which traditional aspects have an overriding factor.
PROPOSAL 2.1 The application seeks approval for the erection of a two storey property, which measures approximately 11.830m by 10.337m with an overall approximate height of 8.923m. The proposed dwelling is to have a two storey glazed porch to the front elevation and a rear balcony to first floor level at the rear.
2.2 The materials are as follows; Pitched Roof - Marely Edgemere or similar approved Walls - painted rendered finish with feature bands to windows and a grey stone plinth Windows - Dark Grey uPVC Glass Balustrades to decking.
2.3 The proposed works also include parking and a turning area/drive to the proposed front elevation.
PLANNING HISTORY 3.1 There are two previous applications which are relevant in the assessment of this application; PA18/00024/A - Approval in principle for the erection of a dwelling to the rear of existing shop, including means of access - Permitted PA20/00494/B - Variation of condition 2 of PA 18/00024/A, approval in principle for the erection of a dwelling to the rear of existing shop, including means of access, to extend the period of approval for a further 2 years - Permitted
PLANNING POLICY 4.1 The site lies within an area of "Retail" upon the Sulby Local Plan Order 1999. The site is not within a Conservation Area, nor within an area of Area of High Landscape Value and Scenic Significance, but part of the site is within a Flood Risk Zone.
4.2 Given the nature of the application and the land designation there are several relevant policies from the Isle of Man Strategic Plan including;
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4.3 Other Material Considerations
4.3.1 The Department has published the Residential Design Guidance (July 2021) which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. This includes specific guidance on new houses, and impacts on Neighbouring Properties.
REPRESENTATIONS 5.1 The following consultations can be seen online in full, below is a short summery;
5.2 Highway Services have considered the proposal on the 16.08.22 and the 08.09.22 of which they state, "The proposal raises no significant road safety or highway network efficiency issues."
5.3 Lezayre Commissioners have considered the application on the 12.08.22 and 12.10.22 of which they have unanimously refused the application on the basis that the proposal is out of character with the surrounding area and that they would like to see a sympathetic improvement to the shop to provide living accommodation.
5.4 DOI Drainage have considered the proposal on the 23.08.22 and the 2.09.22 of which they are happy with the details received under drawing no. 01-06A.
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
6.2 PRINCIPLE 6.2.1 As outlined within Section 4 of this report, the site is situated within an area designated as "retail." Whilst this means that the site itself is not designated for residential development, it is considered that the proposed dwelling, with a single dwelling having being considered acceptable under PA18/00024/A, would be deemed acceptable. Especially when noting the comments within PA18/00024/A, "it is considered a single dwelling (arguable replacing an existing dwelling) to the southern part of the site would be acceptable, namely as the site is designated for some development, albeit the IOMSP would not appear to now wish new retail development at a scale which could be constructed on the site."
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6.2.2 As such the general principle of a single dwelling on this part of the site is considered acceptable. Whilst the principle of residential development in general is acceptable, it is required to see whether what is proposed in this application would be acceptable.
6.3 CHARACTER AND APPEARANCE 6.3.1 The site was previously subjected to a certain amount of development which were associated with Sulby Shop, such as a polytunnel/greenhouse and rear extensions to the shop site itself, as such there was already an amount of structures within the overall streetscene.
6.3.2 The site is situated within a small basis of properties which provide character to the streetscene, with the properties closer to the crossroads being more traditional in character and the bungalows to the south of the site being more modern with traditional aspects.
6.3.3 The proposed property can be seen as a modern property with traditional aspects and whilst the proposal does not fit within the general streetscene as it is neither one nor the other, the proposal is deemed acceptable for the site it is to be situated within.
6.3.4 Comments have been raised with regards to the elevations which will be seen the most and the amount of glazing within the property. As stated above, the property is modern with traditional aspects as such, the amount of glazing within the property, taking note of the surrounding streetscene is deemed acceptable for the area. With regards to elevations it is noted that the North West elevation and the South West elevations will be seen from Main Road. Whilst this is the case the proposed character of the overall streetscene will minimally be impacted by the works and as such they are deemed acceptable.
6.4 IMPACT ON NEIGHBOURING PROPERTIES 6.4.1 Turning towards the impact on the neighbouring properties, due to the properties location within the streetscene, the closest neighbour is the Sulby Shop. As such it is not considered that there are any concerns in relation to impact on nearby properties in terms of loss of outlook or overlooking that would justify a refusal.
6.5 POTENTIAL IMPACT ON HIGHWAY SAFETY FOR ACCESS/PARKING PROVISIONS 6.5.1 Firstly comments have been raised with regards to the visibility splay given as part of this application. Highway Services have written in to state that whilst the visibility splay given is not to the full standard it is deemed acceptable for the reasoning of, "However, there are a number of factors that would result in speeds being lower than the 40pmh marked speed limit such as; vehicles navigating a bend; vehicles approaching a reduced speed limit; and vehicles approaching a junction. Highways did not oppose the creation of an access under PA21/01342/B which is located further south along A14 and as such has a reduced visibility splay. Visibility to the left on exit has not been provided but is likewise acceptable to Highways as full unobstructed visibility of the junction and the associated movements can be achieved."
6.5.2 Turning towards Transport Policy 7 and whether the proposal has provided adequate parking on site. There is proposed three car parking spaces to the property, two the front of the property and one to the side of the property, with there being enough space within the site to provide a suitable turning space. As such the proposal complies with the recommended two spaces per residential dwelling as per Transport Policy 7 and in turn Appendix 7 of the Isle of Man Strategic Plan 2016.
6.6 FLOOD RISK 6.6.1 When looking at the Department of Infrastructure, Flood Risk Map it can be seen that part of the site is within a High Risk Flood Zone (River), and as such normally under Environment Policy 10 a Flood Risk Assessment would need to be done. Whilst this is the case, the proposed flooded area is situated to the North of the site and where the site meets the Highway, as such from the proposed dwelling's point of view, there is not an additional impact upon the flood zone or the property to warrant a refusal.
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6.6.2 The impact of the proposed works on the potential of drainage into the main road has been looked at, to which the drawings show a linear drainage channel which is deemed acceptable to DOI Drainage Division.
CONCLUSION 7.1 Overall, it is considered that the proposal is considered appropriate on this site for the reasons indicated above. The proposal would not have any significant impacts upon public or neighbouring amenity and highway safety. Accordingly, it is recommended that the application be approved.
INTERESTED PERSON STATUS 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 confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Committee Meeting Date: 21.11.2022
Signed : C BALMER Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).
Signatory to delete as appropriate YES/NO See below
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