**Document:** Officer Planning Report **Application:** 12/00995/B — Erection of two detached dwellings with integral garages to replace existing dwelling **Decision:** Permitted **Decision Date:** 2012-08-28 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/3118-union-mills-brambley-cottage-replacement-dwelling/documents/1276203 --- # Officer Planning Report ### Officer's Report [Table omitted in markdown export] #### The Site 1. The site is the residential curtilage of an existing dwelling, Brambley Cottage which sits on the northern side of Cronk Road at the top of the Lhergy Cripperty in Union Mills. The existing cottage is a modest property which sits below the road with a drive access to the property from the public highway. There are established trees on site - mainly to the south west of the house. There is a large cedar on the frontage which has both an interesting trunk at pedestrian eye level when one is passing the site and also whose crown is a prominent feature in the streetsceane when approaching the site from Cronk Road. 2. To the east is a row of red roof tiled properties of similar proportions and massing. Brambley Cottage is different froiths in orientation and appearance and to the south west lie larger properties which are different still in size and character. To the rear of Brambley Cottage are two large dwellings, built within the former grounds of Brambley Cottage (see planning history). The site is 0.5 acres in size (0.2ha). #### The Proposal 3. Proposed is the demolition of Brambley Cottage and its replacement with two new properties. The existing trees on site will be largely retained, including a large pine which will form the centre of the access drives into the site. The two dwellings are the same in layout and design but with slightly different finishes on the link between the garage and the main house. The main house on the left is a true two storey property with a slated roof, rendered walls with brick quoins, cills and lintols. Attached to this is a rendered two storey link to a dormer annex incorporating a double garage and family room with a bedroom above. The property has a large external chimney stack on the side gable and a small hipped roofed porch. 4. The second property is built on a sloping part of the site and has some under-building such that from the rear the main core of the property is three storey. This property has the same arrangement for garaging and a family room and the under-build will provide a games room. 5. The closest property to the rear boundary is 7.5m from the boundary and the property beyond this is set at a level such that the ground floor of the proposed dwelling would be at the same level as the roof of the existing dwelling behind. ## Planning Status And Policy 6. The site lies within an area designated on the Braddan Local Plan of 1991 as Predominantly Residential. 7. As such, General Policy 2 is relevant in the consideration of this application, which 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: b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; 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 adverse effect on road safety or traffic flows on the local highways." ## Planning History 8. Planning permission was granted for alterations and extensions to Brambley Cottage and its garden under PAs 99/0094, 05/0002 and 04/2463. The dwellings to the rear were approved under PAs 00/0934, 02/0391 and 03/0302. ## Representations 9. Braddan Parish Commissioners and Highways Division indicate that they do not oppose the application. 10. The Manx Electricity Authority recommend consultation regarding the provision of an electricity supply to the property. ## Assessment 11. The site is sufficiently large to accommodate more than one dwelling and the general area is characterised by a mixture of dwelling types and sizes with an overall increase in size and mass as one travels from north east to south west. 12. It may have been more pleasing if the dwellings had been a little more different from each other than as proposed, however, the Cronk Road red roofed properties are very similar to each other, so there is a characteristic in the area for similarities in architecture and finishes of the buildings. It is considered that the site is large enough for the two dwellings proposed so that they will both fit comfortably on the site in relation to each other, will not adversely affect the closest dwellings to them and will not appear out of place in the streetscene. 13. The impact of the dwellings as viewed from the A1 TT course will be mitigated by the two existing dwellings to the north which are lower but nonetheless are substantial. 14. It is considered that the proposal represents a good use of land in accordance with Strategic Policy 1 and as such is recommended for approval. ## Party Status 15. The local authority, Braddan Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status. 16. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. 17. The Manx Electricity Authority does not raise any material considerations and as such should not be afforded party status in this case. ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 20.08.2012 ### 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 commence before the expiration of four years from the date of this notice. **C 2.** This permission relates to the erection of two dwellings as shown in drawings WL/12/1234/1, WL/12/1234/2, WL/12/1234/3, WL/12/1234/5 and WL/12/1234/6 all received on 10th July, 2012. **C 3.** This approval is granted on the basis that the large tree in the centre of the frontage is to be retained, as shown in the drawings. In order to ensure that this trees is protected from damage during the construction process, prior to the commencement of any works on site, the tree must be protected by the erection of a stout fence constructed beneath the dripline of the tree and retained thereafter for the duration of the construction works. If any works are proposed within this protected area, they must be undertaken by hand or otherwise in accordance with a method statement to have been approved by the Planning Authority, and such that the health of the tree is not threatened. During construction, no vehicles may be parked nor materials stored within the protected area. Prior to the construction of the driveway within the protected area, further details of the construction of the hard surfacing must be approved by the Planning Authority and must demonstrate that the new construction will not sever or compact the roots of the tree such that its health will be compromised. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made : Permitted Date : 22/8/12 ### Determining officer (delete as appropriate) Signed : _____________________________ Anthony Holmes Senior Planning Officer Signed : _____________________________ Michael Gallagher Director of Planning and Building Control Signed : _____________________________ Jennifer Chance Development Control Manager --- *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/3118-union-mills-brambley-cottage-replacement-dwelling/documents/1276203*