**Document:** Planning Officer Report Recommendation **Application:** 08/00179/A — Approval in principle for the erection of dwelling with garage **Decision:** Permitted **Decision Date:** 2008-06-20 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/84562-braddan-part-of-grounds-new-build-garage/documents/1233787 --- # Planning Officer Report Recommendation **Application No.:** 08/00179/A **Applicant:** Pirragh Limited **Proposal:** Approval in principle for the erection of dwelling with garage **Site Address:** Part Of Grounds Mount Rule House Mount Rule Douglas Isle Of Man IM4 4HP ### Considerations Case Officer : Mr Chris Balmer **Expected Decision Level:** Delegated Decision Senior DC Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: No objection Consultee : Braddan Parish Commissioners Notes: No objection Consultee : IOM Water Authority Notes: Note received Consultee : Drainage Division Notes: No objection Consultee : IOM Water Authority Notes: For single connections to a water main [i.e. a single dwelling] the applicant should contact IoMWA Customer Services, tel. 695949 ### Officer's Report ### The Site The application site represents the curtilage of part of the grounds of Mount Rule House, Mount Rule, Douglas. Within the site consists a large detached property which has been split into apartments. The site is located on the northern side of the Mount Rule Road (A23). ## Planning Status The application site is located within an area identified as being "Existing Low Density Housing in Parkland" by the adopted Local Plan, this being the Braddan Parish District Local Plan (Planning Circular 6/91). ### Planning History There are no previous planning applications which are considered relevant in the assessment and determination of this application: ### Representations Braddan Parish Commissioners:- Recommend approval Highways Division have no objection subject to the following conditions:- 1. A vehicle turning facility must be provided to permit a vehicle to leave the site in a forward gear. 2. The access road must be widened to 4.8 metres in width. 3. Three off street parking spaces are provided to serve the needs of future development. The Drainage Division makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice. The authority has received no privately written representations in relation to this planning application. ### The Proposal This application seeks approval for the approval in principle for the erection of dwelling with garage. ### Assessment / Recommendation Planning Circular 8/89 - Low Density Housing in Parkland is the relevant policy fro the determination of this 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) those which are clearly within the built areas of the Island's Towns and Villages, and (b) those which are not. In the case of (a), Where residential development could take place without any tree-felling and without any diminution of the public amenity value of the landscape, development in accordance with the criteria set out in (4) below may be permitted. In the case of (b), The erection of further dwellings will only be permitted in exceptional circumstances Paragraph 4 goes on to state:- Areas proposed for development as Low Density Housing in Parkland may be developed in accordance with the following criteria:- - (a) buildings must be substantial, and designed and finished to the highest quality; and - (b) each dwelling must be sited, in at least 1 acre ( 0.4 ha ) of its own grounds, such as to sit comfortably and naturally in a landscaped setting which acknowledges existing ground contours and existing trees. Any specific policies included in the relevant Local Plan must also be observed. Satisfactory provision of services and access will of course also be required. 5. All applications for the development of such areas must include an accurate and complete survey showing existing ground levels and the position and branch-spread of all trees. It is recommended that, once this information is available, the applicant's Architect consult the Department's Planning Officers. The proposal is only in principle so there are no details on housing layout, design or size within the plot. Therefore these matters would be required to be considered at a Reserved Matters stage. The application does include an adequate tree survey of the site. The proposal is likely to be located within the middle of the application site which is a lawned garden area of a reasonable size. As sated previous, no details of a dwelling have been indicated, however it is consider a dwelling of a reasonable size could be accommodated within the site, without the loss of the mature trees and shrubs, which would be contrary to Planning Circular 8/89. The size of the site, after amended drawings being submitted has been increased in size to 1 acre, which would comply with Planning Circular 8/89. Overall, it is considered at this approval in principle stage that a single detached dwelling and garage could be accommodated within the application site and therefore complies with Planning Circular 8/89. For these reasons the proposal would be appropriate in this location and therefore my recommendation is for an approval. ## Party Status It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: The Department of Transport Highways Division Braddan Parish Commissioners The Department of Transport Drainage Division ### Recommendation Recommended Decision: Permitted Date of Recommendation: 12.06.2008 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals C 1. This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application. C 2. This approval relates to the detached dwelling as proposed in the submitted documents and drawings HLK/07/0351/1C and HLK/07/0351/2C all received on 14th May 2008. C 3. A vehicle turning facility must be provided to permit a vehicle to leave the site in a forward gear. C 4. The access road must be widened to 4.8 metres in width. C 5. Two off street parking spaces are provided to serve the needs of future development. N 1. The applicant states that foul discharge from the proposed development is to be via a new septic tank, the applicant is required to investigate connecting to the public sewer and then contact the Drainage Division to discuss this before submitting a Reserved Matters Application. Full details of the foul and surface water disposal routes from this dwelling must be submitted as part of any subsequent detailed planning application. A Communication Fee will be payable to the Department of Transport in respect of this drainage connection. N 2. There must be No discharge of surface water (directly or indirectly) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division. It is noted that the surface water from the property is to be discharged via a soakaway. The use of soakaways are subject to Building Control approval and if this approval is not granted, the Drainage Division would not give permission for the discharge of surface water into the existing foul system and an alternative means of disposal would have to be sought. The Division strongly recommends that the necessary percolation tests are carried out and approved, prior to any detailed planning application being submitted in order to support the soakaway proposal. I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer) Decision Made : Permitted Date : Signed : Mrs F Mullen Senior Planning Officer --- *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/84562-braddan-part-of-grounds-new-build-garage/documents/1233787*