Officer Report Duplicate Pages

{{table:7606}} ### Considerations ### Written Representations ### Consultations

Officer's Report

The application is before the Planning Committee as the Local Authority have objected to the application, contrary to the views of the Planning Officer.

Application No.:	11/00645/B
Applicant:	Mr Richard James Morris
Proposal:	Erection of a dwelling
Site Address:	Field 134548 Glen Auldyn Road Glen Auldyn Ramsey Isle Of Man

Case Officer:	Mr Chris Balmer
Photo Taken:
Site Visit:
Expected Decision Level:	Planning Committee

Ambleside Glen Auldyn Lezayre Isle Of Man

Objects to the proposal

Grianane Glen Auldyn Lezayre Isle Of Man

Objects to the proposal

Consulttee:	Highways Division
Notes:	Do not oppose

Consulttee:	Lezayre Parish Commissioners
Notes:	Defer till after 9th June 2011 15.6.11 - Comments received.

Consulttee:	Drainage Division
Notes:	Defer

The Site

The site represents the curtilage of Field 134548, Glen Auldyn Road, Glen Auldyn. The site is an undeveloped parcel of land located east of neighbouring properties "Grainane" and "Ambleside", on the eastern side of the Glen Auldyn Road.

Proposal

The proposal seeks approval for the erection of a dwelling. The dwelling would have a maximum width of 33.5, a maximum depth of 29.2 metres, and a ridge height of 6.8 metres (west elevation). The proposal would be set a minimum distance of 119 metres east of Glen Auldyn Road.

Planning Status / Policy

The application site is within an area recognised as being an area of "Low Density Housing in Parkland" (LDHP), under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, nor within an area zoned as High Landscape or Coastal Value and Scenic Significance.

• Isle of Man Strategic Plan 20th June 2007
• Isle of Man Development Plan Order 1982

Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:-

"General

Policy 2: 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (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;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (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."

Planning Circular 8/89 – Low Density Housing in Parkland needs to be taken into consideration when determining the application.

Paragraph 3 of this policy states:-

"Areas of existing low density housing in parkland (marked “PE” - Private Estates - on the Development Plan) are usually characterised by fine buildings and mature trees standing in landscaped grounds. Whether in the towns or the countryside, such sites make a positive contribution to public amenity. In terms of development potential, they may be classified into (a)