**Document:** Planning Officer Report **Application:** 12/01519/B — Erection of three detached dwellings and six apartments on site of twelve previously approved apartments, with associated access, parking and drainage arrangements (amendments to scheme approved under PA 10/00544/B) **Decision:** Permitted **Decision Date:** 2013-02-20 **Parish:** German **Document Type:** report / officer_report **Source:** https://planningportal.im/a/3664-german-approved-plots-c49-to-c60-dwelling/documents/1284238 --- # Planning Officer Report Case Officer: Miss S E Corlett Photo Taken: Site Visit: Expected Decision Level: Planning Committee ### Officer's Report THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE APPLICATION IS SUBJECT TO A LEGAL AGREEMENT ### The Site 1. The site is part of an overall estate of 101 dwellings which were approved under the provisions of PA 10/00544. This estate has two accesses onto the Poortown/Derby Road and in the south is close to the grounds of QEII secondary school. The area of the site which is the subject of this application, is located towards the southern end of the site and as approved accommodated two blocks of apartments - twelve units accommodated in two separate blocks. ### The Proposal 2. Proposed is the amendment of the approved layout from that described above. The apartment block to the south will still be erected but with a slight re-orientation to be parallel with the terraced housing to the south and with a different parking layout and arrangement for bin storage. To the north, in place of the second apartment building will be three detached dwellings, all Spruce type but with different finishes: plot 57 will be finished in render with facing brick quoins, number 56 will have a plain rendered finish and number 55 will be finished in facing brick. All of the dwellings will have "Redland mini stonewold concrete tiles or similar" and the same arrangement of windows and doors and the integral garage. 3. The previous scheme included the requirement for affordable housing and these were to be provided in the form of units 51, 53 and 54 - three of the four apartments which are to be relocated slightly on the site but are still to be provided generally as shown previously. 4. The apartments will be close to the side boundary of the plot to the south, 48, but the windows in that elevation serve bathrooms and will be fitted with obscured glazing. This is not shown in the drawings so should be required by condition. [Table omitted in markdown export] ## Planning Status 5. The site lies within an area designated on the Peel Local Plan as Predominantly Residential. The site has been the subject of an approved layout which shows a similar layout to that now proposed. 6. Provided that the affordable housing is provided in accordance with the previously agreed arrangement, the issues to be considered are whether the proposed development complies with the provisions of General Policy 2: in particular: "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; 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; m) takes account of community and personal safety and security in the design of buildings and the spaces around them". ## Planning History 7. The estate has recently been approved under the provisions of PA 10/0544. Since then there have been a small number of changes to various house types, none of which is relevant to the consideration of this current application. A current application for the land opposite is relevant: that is PA 12/1447 which proposes the replacement of two blocks of approved apartments (12 units) with ten terraced dwellings. This application has yet to be determined. ## Representations 8. Peel Town Commissioners indicate that they do not oppose the application. 9. Highways Division indicate that the proposal meets highway standards. 10. The Department of Social Care indicates that some of the apartments were previously required to be provided as affordable units and the same provision should be made in this case through a legal agreement. ## Assessment 11. The proposed apartment building which is to be re-aligned will not have any greater impact on the properties to the south than that which has already been permitted. Whilst the parking takes away some of the open space around the building, this is not to the extent that renders the scheme unacceptable and there is still provision for refuse bin storage and a small amount of amenity space. 12. The proposed dwellings are not the same as those in the immediate vicinity but are nonetheless acceptable in appearance and finish and will not be out of keeping with the otherwise approved development. They have adequate parking and amenity space and are no less acceptable than what already has permission. 13. As such, subject to the provision of an Agreement to secure three affordable units in the apartment development, the application is recommended for approval. ## Party Status 14. The local authority, Peel Town 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. 15. The Department of Social Care raises material planning considerations and will administer the affordable housing and as such should be afforded party status in this case. 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. ### Recommendation **Recommended Decision:** Approve subject to Legal Agreement **Date of Recommendation:** 17.12.2012 ### 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 permission relates to the erection of an apartment and three detached dwellings and associated landscaping and parking all as shown in drawings 2313.506.10, 2313.509.3, 2313.509.1, 2313.506.11, 2313.509.2, 2313.510.12, 2313.510.13 and ADR_C02 all received on 13th November, 2012. C 3. Prior to the occupation of the dwellings and apartments hereby approved, the approved road layout up to the application plots including parking areas must be laid out to at least base course level and available for use by occupiers of the approved dwellings and apartments. C 4. The bathroom windows in the southern gable of the approved apartment block must be fitted with glass obscured to Pilkington Level 5 or equivalent and retained as such unless otherwise approved in writing by the Planning Authority. I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005 Decision Made : A Committee Meeting Date : 31/12/12 Signed : Sonaliot Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate ☑ YES / ☐ NO --- *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/3664-german-approved-plots-c49-to-c60-dwelling/documents/1284238*