**Document:** Officer Planning Report Recommendations **Application:** 10/01512/B — Erection of a dwelling and garage with self contained flat above for associated use **Decision:** Permitted **Decision Date:** 2010-11-29 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/37174-braddan-land-at-new-build-garage/documents/1180610 --- # Officer Planning Report Recommendations ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Application Site And Proposed Development The application site comprises a parcel of land that currently forms part of the curtilage of Mount Rule House, which is an existing property located in the Mount Rule area of Braddan. The proposed development comprises the erection of a dwelling and garage with self-contained flat for associated use on the application site. #### Planning History The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application: Planning application 08/00179/A sought planning approval in principle for the erection of a dwelling with garage in the grounds of Mount Rule House. This previous planning application was approved on the 20th June 2008. Under condition no. 1 of the planning approval was valid for a period of two years from approval, during which time the reserved matters had to be submitted, approved and work commenced. No reserved matters planning application was made and the planning approval lapsed on the 20th June 2010. #### Representations The Department of Infrastructure Highways Division do not oppose the planning application. The Isle of Man Water and Sewerage Authority do not oppose the planning application. The Manx Electricity Authority express an interest in the planning application. ## Planning Policy In terms of local plan policy, the application site is located within a wider area of land that is designated as existing low density housing in parkland under the extant Braddan Parish District Local Plan. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application. General Policy 2 states: "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." 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." Development within areas designated as low density housing in parkland is covered by Planning Circular 8/89, which basically requires that development within such areas must comprise substantial dwellings of a high quality and where existing trees should be retained. ### Assessment The planning application seeks planning approval for the erection of a dwelling and garage with self-contained flat for associated use on the application site. As stated earlier the application site is located within a wider area of land that is designated as existing low density housing in parkland under the extant Braddan Parish District Local Plan. In terms of principle there is provision for the development of such land under General Policy 2 and Housing Policy 6 of the Isle of Man Strategic Plan 2007, which is subsequently dealt with in detail through the provisions of Planning Circular 8/89. It is also pertinent to note that planning approval in principle for the erection of a dwelling on the application site was previously granted through 08/00179/A. Whilst this approval in principle has lapsed there has not been any significant changes in material planning consideration since that planning approval was granted. Taking this into account it is concluded that the principle of the proposed residential development is acceptable. In terms of the specifics of the proposed development the application site measures approximately 0.42 ha ( 1.04 acre) and thereby meets the requirement within Planning Circular 8/89 for dwellings to be set within at least one acre. It also sits comfortably within its own grounds, which are generally screened from public view by existing mature trees. Three sycamores are shown to be removed to make way for the access. Their loss is considered to be acceptable as a significant level of substantial trees remain within the application site. The proposed development otherwise appears to be out with the root and canopy spread of the remaining trees, although some of the paving is closer to or marginally within the canopy spread of some of the trees and care will need to be taken to protect these trees during construction. The proposed dwelling is a substantial dwelling in a classical style with hipped roof, attached triple garage and single storey sun room on the western elevation. The property will have a slated roof, rendered walling and timber doors and windows in a sliding sash style of appearance. The main pedestrian entrance is on the eastern elevation with a port cochere style canopy supported by pillars. The property will accommodate five bedrooms and a further self contained unit above the garage. Access is via the existing access to the apartments: the access will be 4.2m wide, the main entrance being 4.5m wide between the entrance pillars - the remaining drive widened to 4.8m. It is considered that the size, design and style of the proposed dwelling accords with provisions of Planning Circular 8/89. The proposal does not unduly affect public amenity. Private amenity is not harmed by the proposal and the impact on highway safety is acceptable. It is recommended that the planning application be approved. ## **PARTY STATUS** It is considered that the following parties that made representations to the planning application should be afforded interested party status: The Isle of Man Water and Sewerage Authority. It is considered that the following parties that made representations to the planning application should not be afforded interested party status: The Department of Infrastructure Highways Division; and The Manx Electricity Authority. **Recommendation** **Recommended Decision:** Permitted **Date of Recommendation:** 19.11.2010 **Conditions and Notes for Approval / Reasons and Notes for Refusal** **C : Conditions for approval** **N : Notes attached to conditions** **R : Reasons for refusal** **O : Notes attached to refusals** **C 1.** The development hereby permitted shall be commenced before the expiration of years from the date of this notice. **C 2.** This approval relates to drawing no.s 1203-00.B, 1203-04.B, 1203-07.B and 1203-09.B date stamped the 13th October 2010. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. **Decision Made :** Permitted **Date :** ...................................................................................................................................................................... **Signed :** ...................................................................................................................................................................... Senior Planning Officer 19 November 2010 10/01512/B Page 3 of 3 --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/37174-braddan-land-at-new-build-garage/documents/1180610*