**Document:** Officer Planning Report **Application:** 12/01063/B — Erection of three detached dwellings on site of previously approved four semi detached dwellings, revision of plot boundaries and extension of access road (Amendment to PA 10/00544/B) **Decision:** Permitted **Decision Date:** 2012-09-20 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/3182-german-plots-c18-c19-extension-dwelling/documents/1277919 --- # Officer Planning Report Case Officer : Mr Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation ## Officer's Report ### The Site 1. The site is the curtilage of four (two pairs of semi-detached properties) approved residential dwellings which have yet to be constructed, within a development of many more houses, all accessed from the A20 Poortown Road via a new road junction leading into the estate opposite Oak Road. Access is also available from the adjoining developing estate of Reayrt ny Keylley. 2. The house types approved on these plots were Keppels and Baldwins - semi-detached houses with a slight variation between Keppels and Keppel G types which incorporate an attached garage. These are two storey dwellings which have the overall impression of a large house, with a projecting annex and a garage on each side. Both side elevations are windowless on the plans originally approved and as proposed here. ### The Proposal 3. The application seeks approval of erection of three detached dwellings on site of previously approved four semi detached dwellings, revision of plot boundaries and extension of access road (Amendment to PA 10/00544/B). The proposal would replace the existing four dwellings with a total of three detached dwellings (Maple) which area two storey properties with an integral garage. The properties elevations would be finished with painted render and stonework, albeit each finished differently. 4. The submission also proposes the option for each dwelling of having either a sun room or conservatory to the rear elevation or neither extensions. The sun room would measure approximately and would be approximately in height to eaves level. The conservatory would measure approximately and would be approximately in height to eaves level. The sun room would be finished with painted render to match the [Table omitted in markdown export] existing dwelling, whilst the conservatory finished with an uPVC framed, with glazing between, with a render dwarf wall to match the dwelling. ### Planning Status And Policy 5. The application site is in an area zoned as Predominantly Residential identified on the Peel Local Plan 1989. It is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007). 6. 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." ### Planning History 7. The relevant previous application in the consideration of this application is PA 10/0544 which proposed the development of the 101 houses of which the application site forms part. This was permitted on appeal, subject to a number of conditions. The only condition which required approval of further information prior to the commencement of works on site has been satisfied (condition 8 requiring a construction method statement). As part of this approval a Legal Agreement was included for 25 affordable housing units and for a play area. This proposal does not proposal to alter the affordable housing units. 8. It should also be noted that a further application was submitted at the same time as this application for erection of three detached dwellings on site of previously approved two dwellings (12/01060/B). ### Representations 9. Peel Town Commissioners indicate that they do not oppose the application. 10. The Highway Division have no objection to the proposal as the application meets the relevant highway standards and policies. 11. The owners/occupants of Sea Peep, Poortown Road, Peel have objected to the proposal, although no reasons to why are indicated, only a statement which indicated the previous application permitted four dwellings and this proposal is for three dwellings which involves revision to the plot boundaries and to increase the access road. ### Assessment 12. The land use is zoned as predominantly residential and the principle of dwellings on each plot was established under the previous application PA 10/00544/B. 13. The submitted plan clearly shows that three detached dwellings as proposed would fit comfortably and provided an acceptable amount of residential amenities space, both internal and external for future occupants. 14. In terms of the visual appearance of the street scene, the street elevations submitted show that the proposed dwellings in terms of massing, proportion and form, would fit within the street scene and be in keeping with the remaining properties approved under the previous application. 15. In terms of the potential impacts upon neighbouring amenities, the position, orientation and design of the dwellings would not lead to significant impacts (overlooking, loss of light and/or overbearing impact) upon the amenities of the remaining properties approved or upon the amenities of the future occupants of the proposed dwellings under consideration. 16. In terms of the impact of the conservatory or sun room extension, these would be single storey with windows at ground floor level. The addition of the sun room or conservatory would not unduly harm the amenities of the neighbouring properties in terms of overlooking or loss of privacy. It is noted a 1.8 metre high timber fence would be erected along the boundaries with the neighbouring properties. Such fencing would prevent any substantial overlooking from any windows within the sun room or conservatory extension. 17. As indicated within the history section of this report an application for erection of three detached dwellings on site of previously approved two dwellings (12/01060/B) was submitted at the same time as this submission. It is perhaps important to note this application because this could affect the amount of dwellings approved on this overall housing development. If both applications (12/01060/B & 12/01063/B) as submitted were approved and undertaken, then there would be no net increase in dwellings (101 units) on the overall site. However, if application 12/01060/B for three dwellings was undertaken and this application for three houses instead of four wasn't, then there would be a net increase of a single dwelling (102 units) on the overall housing development site. This line of thought can also apply in reverse i.e. could result in a reduction of a single dwelling (100 units) on the overall housing development site. This matter is raised as it could affect the affordable housing provision/open space provision. 18. However, in the determination of this application, given this submission could only reduce the amount of dwellings within overall development site, there are no concerns raised with this application regarding this matter. ### Party Status 19. It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status: Peel Commissioners 20. It is considered that the following do not meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should not be afforded interested party status: The owners/occupants of Sea Peep, Poortown Road, Peel 21. 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. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 11.09.2012 ### 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. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to the erection of three detached dwellings on site of previously approved four semi detached dwellings, revision of plot boundaries and extension of access road (Amendment to PA 10/00544/B) as proposed in the submitted documents and drawings 2313.505.6, 2313.505.5, 2313.505.4,2313.01.03 and 2313.01.04 all received on 27th July 2012. C 3. 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 dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. C 4. No dwelling shall be occupied until the estate road between that dwelling and the existing public highway, including footways and the approved roundabout on Poortown Road has been constructed to at least base course level and the parking spaces for that dwelling have been provided 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 : 13/9/12 ### Determining officer (delete as appropriate) Signed : A. M. M. Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control Signed : Sarah Corlett Senior Planning Officer 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/3182-german-plots-c18-c19-extension-dwelling/documents/1277919*