**Document:** Officer Planning Report Recommendations
**Application:** 08/02161/B — Erection of a dwelling including garaging, ancillary accommodation and landscaping
**Decision:** Permitted
**Decision Date:** 2009-02-20
**Parish:** Braddan
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/86570-braddan-plot-3-ballanard-new-build-dwelling/documents/1534922

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# Officer Planning Report Recommendations

## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export]

### Officer's Report

#### The Site

The site represents the curtilage of Plot 3, Ballanard Woods on the Ballanard Road in Douglas. This plot was granted under PA 07/01917 for the layout of 21 residential plots and is located adjacent to Ballanard Road, between the residential areas of Highton Wood Hill and The Castleward Green. The proposed dwelling is immediately to the west of the entrance of the estate at field 531750. The site is adjacent to Ballanard Farm and is north west of Cadran Cottage and The Retreat and south of Ballanard House.

#### The Proposal

The application proposes a substantial dwelling in an area of Low Density Housing in Parkland designed in a style of Georgian architecture, which consists of tall, large windows and doors of hardwood with glazing bars with smaller panes. The property would have a gated entrance which opens out into a large enclosed courtyard area leading to the main entrance of the dwelling. The garage block would be adjoining the dwelling to form the courtyard in a U-shape. The garage would

be able to accommodate four car parking spaces and garden store on the ground floor and on the second floor (adjoining the property), is the games room, bar, sauna and gym.

The dwelling would be a two storey detached six bedroom property, with seven rest rooms, a TV room, a dining room, family room, living room, study and a hall with a grand stair case. The mater bedroom and guest room would have double doors adjoining a terrace on the first floor with numerous doubles doors on the ground floor opening up onto a paved terrace area which flows to the garden.

The garden area would be adjusted to suit the existing landscape, to be sympathetic to existing mature trees and site topology. The brickwork would be of red / red brown mix, with sandstone coloured features in the form of string-course banding, window surround and cills.

### Planning Status

The application site is within an area recognised as "Low Density Housing in Parkland" under the Douglas North Local Plan, 1998. 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 – Housing Policy 6:

"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".

General Policy 2 states that:

"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."

Low Density Housing in Parkland, Planning Circular 8/89, Paragraph 4 is also considered relevant:

"Areas proposed for development as Low Density Housing in Parkland may be developed in accordance with the following criteria:-

- (a) buildings must be substantial, and designed and finished to the highest quality; and
- (b) each dwelling must be sited, in at least 1 acre (0.4 ha) of its own grounds, such as to sit comfortably and naturally in a landscaped setting which acknowledges existing ground contours and existing trees".

### Planning History

The following planning applications are considered relevant in the assessment and determination of this application:

Case – PA 84/00344/A Approval in principle for housing development, Fields 1584, 1585, 1586, 1590 and 1592 -Permitted

Case – PA 07/01917/B Residential estate layout of 21 plots, roads, drains, landscaping and open space – Approved at appeal

### Representations

Douglas Corporation has no objection with the proposed application

The Department of Transport Highways Division do not oppose subject that the off street parking space required is in accordance with the IOM Strategic Plan. The access drive arrangements shall comprise a turning facility to permit a motor car to turn around within the site so that a vehicle can emerge from the site in a forward gear. The splays shall be kept clear of any object, vegetation, or other obstructions of a height exceeding 1.05m above the land of the adjacent carriageway.

Drainage Services of Douglas Corporation have no objection subject that the proposed drainage system serving the above property has previously been agreed with Douglas Borough Council's Drainage Department. A communication fee will be payable to the Department of Transport in respect of the separate drainage connection. The proposed development must be connected to the public sewer(s). That there must be no discharge of surface water from this proposed development to any foul drainage system(s).

### Assessment

The application site is designated for residential development as low density housing in parkland. It therefore follows that the principle of residential development accords with the land use designation under the 1982 Development Plan Order and General Policy 2 of the Isle of Man Strategic Plan 2007. Accordingly, the principle of residential development is considered to be acceptable.

The proposed development is considered acceptable as it is in full accordance with Planning Circular 8/89, Paragraph 4, Low Density Housing in Parkland:

- buildings must be substantial, and designed and finished to the highest quality; and
- each dwelling must be sited, in at least 1 acre (0.4 ha) of its own grounds, such as to sit comfortably and naturally in a landscaped setting which acknowledges existing ground contours and existing trees

The design of the proposed dwelling is considered acceptable, with the Georgian influence providing a high quality architectural design for the property. There are numerous large windows and terracing which would provide splendid outlooks from the property to the surrounding landscape. The features will be in-keeping with the grand design of a number of properties in the vicinity and as a result it will not adversely affect the amenity of local residents or the character of the locality.

The proposed dwelling is sited comfortably within the application site of 1 acre and therefore accords with the second criteria of Planning Circular 8/89. The driveway and courtyard provides satisfactory amenity standards in itself, including adequate parking, servicing, manoeuvring space; and safe and convenient access for all highway users in accordance with the Strategic Plan.

The application site and property is approx 5m below the new road which would be formed as the entrance to the proposed estate and due to the changes in levels of the site the landscape to the rear of the property would be approx 6.5 / 7m below the new road level. As a result the design of the driveway, property and rear terrace incorporates where possible existing topography and landscape features, to provide a large garden with considerable views, without removing the mature trees contained within the site. As such, due to the topography of the site, the property would not be easy viewed from the public thoroughfare with the existing trees and proposed boundary treatment i.e. additional planting, rails and fencing.

### Recommendation

For these reasons the proposed dwelling would seem appropriate in this location and comply with the relevant planning policies and therefore my recommendation is for an approval.

### Party Status

It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

- Douglas Corporation
- The Department of Transport Highways Division
- The Department of Transport Drainage Division

### Recommendation

**Recommended Decision:** Permitted

**Date of Recommendation:** 29.01.2009

### 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 a dwelling including garaging, ancillary accommodation and landscaping as shown in drawings 2328-P3-001, 2328-P3-005, 2328-P3-009, 2328-P3-010, 2328-P3-

011, 2328-P3-012, 2328-P3-013, 2328-P3-014, 2328-P3-015, 2328-P3-016, 2328-P3-017, 2328-P3-018, Views and Design Statement date stamped 20th November 2008.

### C 3.

No development shall take place until samples of the facing, roofing and paving materials to be used shall have been submitted to and approved in writing by the planning authority and these works shall be carried out in accordance with the approved details. The development shall be carried out in accordance with the approved details.

### C 4.

Subject to condition 3, the garage block and the linking section to the main dwellinghouse must be constructed using the same facing materials as the main dwellinghouse.

### C 5.

No development shall take place until full details of both hard landscaping works have been submitted to and approved in writing by the Planning Authority and those works shall be carried out as approved. Details of hard landscaping works shall include boundary treatment, including full details of the precise location and extent of the boundary treatment; footpaths; and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details within 3 months of the first occupation of the dwellings hereby permitted.

### C 6.

All planting shall be carried out in accordance with the approved plans within the first planting and seeding seasons following that first occupation. Any tree or shrub which within a period of 5 years from the completion of development dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of similar size and species, unless the planning authority gives written consent to any variation.

### C 7.

The dwelling hereby permitted shall not be occupied until the vehicular means of access has been constructed in accordance with the approved plans and until the section of road up to the site has been constructed under planning permission 07/01917/B. Those means of access shall thereafter be kept available at all times for their respective purpose.

### C 8.

The dwelling hereby permitted shall not be occupied until the car parking and manoeuvring areas have been provided in accordance with the approved plans, and those areas shall thereafter be kept available at all times for their respective purposes.

### C 9.

No existing tree or shrub indicated on the approved plans to be retained shall be cut down, grubbed out, topped, lopped, or uprooted without the written consent of the Planning Authority. Any such tree or shrub removed without such consent or dying, becoming seriously damaged or diseased within a period of 5 years from the completion of the development shall be replaced in the next planting season with another of similar size and species, unless the planning authority gives written consent to any variation.

### C 10.

No development or other operation shall be commenced on this site until adequate steps, which shall have been previously approved in writing by the Planning Authority, have been taken to safeguard against damage or injury during construction works of all trees on the site, or those trees whose root structure may extend within the site. In particular no excavations, site works, trenches or channels shall be cut or pipes or services laid or any other works carried out in such a way as to cause damage or injury to the trees by interference with their root structure and no soil or waste shall be deposited on the land in such a position as to be likely to cause damage or injury to the trees.

## C 11.

The additional living accommodation above the garages shall only be ancillary accommodation to the main dwellinghouse and at no time shall form a separate dwellinghouse.

I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.

Decision Made : Permitted Date : 19/2/09

Signed : DB Acting Senior Planning Officer

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*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/86570-braddan-plot-3-ballanard-new-build-dwelling/documents/1534922*