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22/01453/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/01453/B Applicant : Miss Joanne Corkish & Mr George Mitchell Proposal : Erection of a new detached dwelling Site Address : Plot 143 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: 06.02.2023 __
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 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. The drain identified on drawing 010 shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction.
Reason: In the interests of maintaining the sewage capacity in the area.
C 5. 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
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(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 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 6. 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. This 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. 001, 010, 100 which have been received on 6th December 2022. __
Interested Person Status - Additional Persons
None __
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.
Impression
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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. 7.737m from ground level.
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.
3.2 Erection of a detached dwelling was REFUSED at APPEAL under PA 21/01063/B. The reason for refusal was "The proposed dwelling, due to its excessive height, would be harmful to the Streetscene of this part of Dreeym Beary and to the character of the wider townscape of the Tromode Park Estate." The current proposal is approx. The current proposal is approx. 1.5m lower than the refused proposal.
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.
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Strategic Policy 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o Strategic Policy 3, 5 o General Policy 2 (b) (c) (f) (g) (h) (i) (j) (m) (n) o Transport Policy 7 o Appendix 7. o Community Policy 7, 10 and 11
PPS and NPD 4.3 There is no relevant Planning Policy Statement or National Policy Directive that applies to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 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.
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 (29.12.2022).
6.2 DoI Highway Services does not oppose this application (20.12.2022). The comment states that the proposal raises no significant road safety or highway network efficiency issues.
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 The main reason for refusal was the height of the house. Now the height has been reduced to slightly lower than the neighbouring property. It is considered that the impact of the area is no more than the existing dwellings and is therefore 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.
7.13 There has been a previous application that was approved initially but refused on appeal following an adverse recommendation from the inspector. This application, 18/01125/B at Close Cowley was refused for reasons relating to the appearance of the flue and the effect of its use in terms of smell and smoke nuisance, to the immediate neighbour. The inspector accepted that that flue would only be seen by those living around the site but still considered that an adverse visual impact experienced by them would breach GP2 and the RDG. He was also concerned about the emissions from the flue, regardless of the fact that it appeared to have been installed by a registered installer and that Environmental Health had visited the site and had not experienced any smoke or smell. This flue was installed almost on the boundary of both properties and approximately 1m from the rear elevation, extending around 1m higher than the eaves of the main part of the two-storey house.
7.14 Although what is proposed here is similar in height, it is further away from the nearest neighbour. The flue is over 4.5m away from the closest neighbouring property.
7.15 Discussions with the Head of Building Control and Standards within the Department indicate that in his view, the issue at Close Cowley was not with the location and installation of the flue, which would appear to accord with the guidelines in the Building Regulations, but was with the operation and possibly the use of unsuitable fuel. There are procedures for this, which would normally involve the installer returning to check the installation. Whilst in the Close Cowley case, the EHI visited the site. It is clear that on their visit there was no smoke or smell nuisance. It would appear from the discussions with Building Control that there are both standards for flues and measures which can be taken through Building Control and Environmental Protection which can address issues should they arise.
7.16 As such, in the absence of any evidence that this currently proposed flue will result in harm to the living conditions of those in adjacent dwellings, the application is considered acceptable.
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Other 7.17 Following the previous application, as Highway Drainage does not object to the application, it is considered that there is no negative impact on public drainage provision.
7.18 Following the previous application, as DEFA Ecosystem Policy Team has praised the inclusion of bird box and proposed Manx native planting, it is considered 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: 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: 07.02.2023
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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