**Document:** Officer Planning Report **Application:** 10/00934/B — Erection of a dwelling (comprising amendments to PA 09/01278B) **Decision:** Permitted **Decision Date:** 2010-08-18 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/36509-braddan-plot-23a-new-build-dwelling/documents/1354889 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] ### Officer's Report ## THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises a plot of land located at the eastern end of Manor Park in Onchan. The proposed development comprises the erection of a dwelling on the application site and is submitted as an amendment to previously approved planning application 09/01278/B. ### Planning History The application site has been the subject of a number of previous planning applications, a number of which is considered specifically material to the assessment of this current planning application: Planning application 04/00186/B sought planning approval for the erection of a dwelling with garage on the application site. This previous planning application was approved. Planning application 04/02084/B sought planning approval for the erection of a dwelling with double garage, as an amendment to 04/00186/B, on the application site. This previous planning application was approved. Planning application 05/01161/B sought planning approval for the erection of a dwelling with garage and conservatory, as an amendment to 04/00186B, on the application site. This previous planning application was approved. Planning application 09/01278/B sought planning approval for the erection of a detached dwelling on the application site. This previous planning application was approved and is currently extant. ### Representations Onchan District Commissioners recommend that the planning application be approved. The Department of Infrastructure Highways Division do not oppose 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 proposed residential under the Onchan Local Plan Order 2000. Planning Circular 1/2000, which constitutes the written statement to be read in conjunction with the local plan, contains one paragraph and one policy that refer to development within Manor Park - Paragraph 4.20 relates to plots within Manor Park and states: "There are remaining a number of plots off the slowly developing site known as Manor Park which have yet to be developed. Manor Park is accessed from Harbour Road and runs parallel to Howe Road in a west-east direction. The dwellings in Manor Park are of two distinct types: on the southern side the properties are larger and appear as single storey toward the road and two storey toward the sea. The dwellings on the other side of the road, backing onto Howstrake Heights are smaller, mostly mock-Tudor in detailing and finish and appear as split level taking advantage of the fall in the slope of the land. The Department is of the opinion that this area in general should be completed as soon as possible and in this context should remain zoned as predominantly residential. All new properties should be designed to complement existing house types and not be detrimental to the outlook or amenities of those existing properties alongside, in front or behind." Policy O/RES/P/7 relates to plots within Manor Park and states: "Development of the remaining plots within Manor Park will be permitted for residential purposes where such development responds to the style and density of development on each side of the road and where the amenities (outlook, light and privacy) of existing properties which abut the site are not adversely affected." 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; (1) 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." ### Assessment The planning application seeks planning approval for the erection of a dwelling on the application site and is submitted as an amendment to previously approved planning application 09/01278/B. The proposed development is basically the same as that approved under previous planning application 09/01278/B except for alterations to create a lower ground floor and lower terrace layout. The overall footprint and height of the proposed dwelling is unchanged. It is considered that the changes proposed do no significantly alter the impact of the development from that previously considered acceptable. As such, 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: Onchan District Commissioners. 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 (same department as Planning Authority). [Table omitted in markdown export] --- *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/36509-braddan-plot-23a-new-build-dwelling/documents/1354889*