**Document:** Officer Planning Report **Application:** 06/00534/A — Approval in principle for the erection of block of ten apartments with associated basement parking facilities to replace existing dwelling **Decision:** Refused **Decision Date:** 2006-07-03 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/80391-braddan-brae-villa-replacement-dwelling/documents/1466042 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations [Table omitted in markdown export] ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] Consulttee : Disability Access Officer Notes : Consulttee : IOM Water Authority Notes : ### Officer's Report #### The Site The site comprises the curtilage of "Brae Villa", a detached dwelling standing on the south-west side of Tromode Road, approximately 100m from Quarterbridge Road. The frontage to the highway is approx. 37.5m, and the site area is approx. 0.12ha. #### Local Plan On the Douglas Local Plan, the site falls within an area zoned for Predominantly Residential use. There are no written policies of particular relevance to this site or the proposed development. #### The Proposed Development The application seeks Approval in Principle "to redevelop site to provide residential development, associated parking and facilities". An indicative drawing shows a three-storey building accommodating fourteen parking spaces within the basement, and ten flats, five on each of two floors above the basement. There would be eight one-bedroomed flats and two two-bedroomed flats. Indicated siteworks include access improvement and provision of one visitor's parking space. #### Planning History In determining the current application, it is material to have regard to the following previous application in respect of the same site:- PA04/105: Approval in Principle for the erection of two residential buildings of up to ten apartments each and parking, to replace existing dwelling. Refused initially and at Review for the following reasons:- (1) There is within the submitted application inadequate information to enable a full assessment of the proposed development; there should be a survey of existing ground levels and trees (on and over-hanging the site), and feasibility sketches indicating how as many as twenty flats could be satisfactorily accommodated on the site (together with adequate parking space and amenity space). (2) Notwithstanding (1) above, it is self-evident that the proposed development would be out of keeping with the nature and density of adjacent residential development. (3) It is not at this time possible to make available for the proposed development an adequate supply of potable water. It should also be noted that Approval has been granted for the erection of a single detached dwelling in the garden at the rear of "Sycamores", immediately west of the site. #### Written Representations The Highway Authority recommends provision of 2.0m x 90m visibility splays. The Local Authority has objected on the basis that the development would have a negative impact on a residential area typified by detached and semi-detached residences, many standing in large gardens. The MEA advises consultation to discuss the cables running alongside the site; these may need protection or diversion. There are standard comments from the Disability access Office and the Water Authority. There are two letters from local residents expressing concerns relating to over-development, the character of the area, access, parking, drainage, and possible over-looking. ### Assessment The application is in principle only, but it is reasonably clear that the applicant wishes the Department to have regard to the indicative proposal for ten flats. The site is within a Predominantly Residential area, and there is a generally acknowledged current demand for residential accommodation for small households within the eastern part of the Island. However, regard should be had in particular to the following issues:- a) would the proposed development be in keeping with the area around the site, and if not, would there be any adverse impact on that area; b) would there be adequate amenities for the occupants of the proposed flats, particularly in terms of external space and parking space; and c) having regard to the increased use of the vehicular access, would the visibility be adequate? These issues are considered in the above order in the following paragraphs. The site is at that part of Tromode Road where the character is changing from the suburban housing East of the site to the green, open space of the playing fields and Port e Chee Meadow. The leafy space around the existing house contributes to this generally attractive character. The building now proposed would be of bulky form and would be sited close to the highway (4m) and to the side boundaries of the site. In terms of its appearance from the road, the site would become mostly built, with little green space around it. In my judgement, this would be out of keeping with the general character of the area. The occupants of the proposed flats (ten separate households) would have only very limited external garden space, and this would be next to the garage entrance. There would be fourteen parking spaces within the garage, and one space alongside the driveway. Having regard to the size of the flats, this parking provision may be judged adequate. Tromode Road is a local distributor road which feeds the primary and district networks. In such circumstances, and noting the significant increase in use of the access which would arise, there should be visibility splays of 2.0m x 90m. It appears from the submitted drawings that this could not be done without relying on land outside of the defined site. ### Recommendation It is recommended that the application should be refused for the following reasons:- 1) The indicative drawings illustrate a considerable over-development of the site which would result in a) a large building, close to the road and to the side boundaries, and covering most of the site; the development would thus be out of keeping with the surrounding area which is characterised by individual dwellings standing in their own green space; and in b) there being inadequate pleasant external space for the residents of the proposed flats. 2) Having regard to the status of Tromode Road as a Local Distributor, and to the significant increase in use of the access from the site on to that road, there should be visibility splays of 2.0m x 90m; from the submitted plans, it appears that it would not be possible to provide such splays without relying on land outside of the site. It is recommended that the statutory bodies which have submitted written representations should be accorded interested party status, and that the occupants of "Green-Meadows" and "Aingarth" should also be accorded such status. Mr Jessopp does not comply with the criteria in the Circular, and should not be accorded interested party status. Recommended Decision: Refused Date of Recommendation: 13.06.2006 ### 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 R 1. The indicative drawings illustrate a considerable over-development of the site which would result in a) a large building, close to the road and to the side boundaries, and covering must of the site; the development would thus be out of keeping with the surrounding area which is characterised by individual dwellings standing in their own green space; and in b) there being inadequate pleasant external space for the residents of the proposed flats. R 2. Having regard to the status of Tromode Road as a Local Distributor, and to the significant increase in use of the access from the site on to that road, there should be visibility splays of 2.0m x 90m; from the submitted plans, it appears that it would not be possible to provide such splays without relying on land outside of the site. Decision Made : Refused Committee Meeting Date : 22/6/6 13 June 2006 06/00534/A Page 5 of 5 --- *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/80391-braddan-brae-villa-replacement-dwelling/documents/1466042*