**Document:** 2014 Planning Authority Statement
**Application:** 14/00291/A — Approval in principle for the demolition of existing dwelling and outbuildings and redevelopment of plot to create a residential layout with associated services
**Decision:** Refused
**Decision Date:** 2014-05-13
**Parish:** Malew
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/34555-malew-netherby-demolition-dwelling/documents/1575316

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# 2014 Planning Authority Statement

Mr. A. Johnstone, Planning Appeals Secretary, Chief Secretary’s Office, Government Offices, Buck’s Road, Douglas, IM1 3PN. ## infrastructure planning and building control bun-troggalys - plannal as gurneil troggal Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF. email: sarah.corlett@gov.im Tel: (01624) 685906 Fax: (01624) 686443 Director of Planning & Building Control Michael Gallagher, M.R.T.P.I. 9th June, 2014 Dear Mr. Johnstone, ### Re: PA 14/00291 – approval in principle for the demolition of existing dwelling and outbuildings and re-development of plot to create a residential layout with associated services, Netherby, Douglas Road, Malew

Please find attached 13 copies of a statement on behalf of the planning authority. This takes the form of the officer’s report which was presented to the Planning Committee and the minutes of the meeting of 12th May, 2014 when the application was considered.

If the Inspector is minded to recommend that the application is approved, consideration should be given to the application of the following conditions:

This approval relates to drawings reference 01, 02, 05 and 06 all received on 11th March, 2014.

1. This approval relates to the principle of the demolition of the existing dwelling and the erection of new dwellings on the site: no approval is granted to any of the layouts shown in the submission. The development must take the form of a parkland setting which retains all of the existing trees along and close to the western and eastern boundaries and in which the dwellings have the design and character of the properties in Brookfield Avenue - that is, with an Arts and Crafts design lead and with a mixture of single storey, dormer bungalows and two storey properties.

Note: it is very likely that the number of dwellings which could be accommodated on the site in accordance with the above requirements will be considerably fewer than those shown in the submitted drawings.

Reason: in order that the development sits comfortably within its context.

2. Approval of the details of siting, design, external appearance of the buildings, internal layout, details of the means of access, drainage, landscaping of the site including the retention of existing trees and planting of new trees and shrubs (hereinafter called "the reserved matters") shall be obtained from the Planning Authority in writing before any development is commenced.

Reason: to ensure that the details of the development are acceptable.

Department of Infrastructure Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF

3. The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013.

4. Application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved.

Reason: To avoid the accumulation of unimplemented planning approvals.

5. The application for the reserved matters must include an accurate survey of the existing trees, a clear indication of which trees are to be retained, having regard to condition 1 above, and measures for their protection during the course of construction.

6. No development may be commenced until such times as there is in place a pedestrian crossing across the A5 as shown generally in drawing 06 and the new entrance, complete with visibility splays of 2.4m by 90m in each direction.

If you require any further information, please contact me.

Yours sincerely,

Miss Sarah Corlett Senior Planning Officer

## Statement Of The Planning Authority

### Isle of Man
### Government
*Reiltys Ellan Vanain*

Planning statement on behalf of Department of Infrastructure Planning and Building Control in respect of a planning application for the Approval in principle for the demolition of existing dwelling and outbuildings and redevelopment of plot to create a residential layout with associated services Netherby

Douglas Road Castletown Isle Of Man IM9 1TN - Reference 14/00291/A

Statement prepared on behalf of DOI Planning and Building Control by Miss S E Corlett

### The Site

1.1 The site is the residential curtilage of Netherby, an existing detached dwelling which sits to the north east of Brookfield Avenue and to the south of an open field all to the west of the A5 Castletown/Douglas Road opposite the southern part of the Isle of Man Airport. The house sits in the very far northern corner of the site with a long drive leading to the A5 which cuts through a lawned area with some conifers and planted beds scattered within the site. The site is around 1 hectare in area.

1.2 The dwelling has a red tiled hipped roof with gable ended extensions and rendered walling and two tall chimneys either side of a front pitched roofed dormer.

1.3 The boundary of the site to the A5 is provided by in the most part, a rendered wall painted cream with a white coping although the eastern 17.5m take the form of a slightly higher stone wall which ends just past the eastern edge of the application site, abutting the land to the east which has a low bank and hedging atop as its boundary to the A5.

1.5 The existing dwelling and the site are not particularly prominent as one approaches the site from the east (Ballasalla). Netherby can be seen through the roadside hedge but it and its grounds are largely screened by the conifers within the site. As one reaches the rendered boundary wall, there is less planting and a clear view into the garden is available.

1.6 The boundary with the Brookfield Avenue properties is formed by a low bank with trees and shrubs on top - quite an informal boundary but there are also trees within the grounds of the application site which provide separation between the more open lawned areas and this boundary.

### The Proposal

2.1 Proposed is the principle of the demolition of the existing dwelling (whose demolition would not require planning permission) and its replacement by a residential development of the site as a "modest residential development with associate services". The plans submitted illustrate a range of different layouts ranging from seven detached units to twenty units which are detached, semi-detached and terraced, fourteen detached, semi-detached and terraced units, all of which would have 25% affordable housing provided in accordance with Housing Policy 5 of the Strategic Plan.

2.2 A new access is proposed to serve the new development which will be sited around 35m to the north of the existing access. This will take in land to the east which is currently outside the applicant's ownership but this land is included within the application site in order to provide visibility splays of 2.4m by 90m within this part of the highway network where traffic is restricted to 30 mph. The splays would be formed by setting back the existing hedge on the land to the north and constructing a new pedestrian footway to the north and south of the new access within the land owned by the applicant. This does not tie in to an existing footway on either side but will provide some refuge for pedestrians alongside the site.

2.3 The application drawings also illustrate zones where the height of buildings is restricted in association with air traffic safety regulations, effectively sterilising from development a triangular area at the southern end of the site and with the height of development increasing towards the north from 3m to potentially three storey buildings.

2.4 The supporting information also indicates that a pedestrian crossing may benefit users of Douglas Road although there is nothing shown in the submitted drawings to illustrate where

this may be located and this would in any case be permitted development if undertaken by the highway authority.

### Planning Policy And Status

3.1 The Area Plan for the South adopted in 2013 designates the site as Open Space. The Plan identifies the site as being within the Castletown and Ballasalla area of Undulating Lowland Plain where the Written Statement contains the following:

"The overall strategy is to conserve the character, quality and distinctiveness of this open area that contributes to the setting of Castletown and Ballasalla, to enhance the river field pattern and to conserve the aquatic habitat corridor of the Silverburn.

#### Key Views

Open and panoramic views out to sea and over Langness' rocky shoreline beyond the Airport. Key views to the prominent landmarks of Castle Rushen and King William's College."

It goes on at paragraph 3.10:

- Landscape Type – Undulating Lowland Plain and Rugged Coast
- Landscape Area – F7 (Castletown and Ballasalla), F8 (Poyll Vaaish and Scarlett Peninsula) and E10 (Castletown Bay)

i. The broader setting of Castletown is provided by Castletown Bay, which is formed by the Langness Peninsula on the east and by Scarlett to the west, and by the gently sloping agricultural land rising towards South Barrule. This certainly merits protection, both for its own sake in terms of landscape, and as the historic context of the Town.

ii. To maintain and improve the approaches to the Town. The more immediate setting for the old town – the residential developments around the edge, and, to the north-east, industrial development – is in some places and in some respects disappointing as they do not seem to reflect the local style and scale of development. Refurbishment, and in some instances new development, should provide opportunities to improve the built environment alongside the approaches to the Town.

iii. Retention of the green space which serves to separate Castletown from the industrial development to the north (see Green Gap Proposal 3). The land immediately to the north is designated as a site with potential for Business Park uses subject to the development brief set out at paragraph 4.20 which states:

#### Development Brief SR2

1. This site is a Strategic Reserve Site for Business Park purposes only.
2. The site must only be used for Business Park uses in accordance with the definition set out in Appendix 1 of the Isle of Man Strategic Plan, 2007, or its replacement.
3. No part of the site will be released for development until such time as:
i. the Isle of Man Strategic Plan Review has commenced;
ii. a Monitoring Report for the South has been produced by the Department recommending its release; and
iii. the Department is satisfied that the site needs to be released for Business Park uses and has issued a decision to such effect.
4. Any detailed application for the site must be accompanied by and form part of a Master Plan for the whole site (unless the detailed application covers the whole site). The Master Plan must

satisfactorily address the matters of the intended phasing, general layout and internal road position. Any detailed application which incorporates the first phase must:

i. demonstrate and provide details for the main access road into the site which must be in the form of a link to the existing Ronaldsway Industrial Estate access road (Estate renamed as the Ronaldsway Business Park as part of this Plan); and ii. include a structural landscaping plan for the whole site.

5. Any application must include satisfactory arrangements for access, parking and traffic circulation within the site. The applicant is encouraged to discuss this with the Highways Division (DoI) prior to the submission of any application.
6. The structural landscaping plan must show appropriate planting and surface treatments to enable the creation of a high quality parkland setting with an adequate buffer between the activities and any buildings proposed on the site and the neighbouring residents.
7. Any scheme must consist of high quality building design, materials, landscaping and surface treatments and include appropriate lighting.
8. The overall design (including the landscaping and lighting arrangements) must not hinder the operations/functions of Ronaldsway Airport.
9. Any detailed application must include a Traffic Assessment. Due regard must be paid to the requirements of the proposed Planning Policy Statement on 'Development Contributions to the Ballasalla By-pass.'
10. Car parking must be in accordance with the Isle of Man Strategic Plan, 2007, or its replacement and must be appropriate to the scale and type of development proposed and designed in conjunction with the landscaping scheme for the site.
11. Any application must demonstrate arrangements for public transport provision in the form of the location of bus stops, cycleways and pedestrian links to the airport and steam railway halt.
12. No part of the site must be developed until there is in place an approved Drainage Master Plan which must be prepared following discussions with the Isle of Man Water & Sewerage Authority. This is to ensure adequate arrangements are made for the entire development site. The Drainage Master Plan shall take into account the presence of existing foul and surface water public sewers which cross the site.
3.2 The land to the south (Brookfield Avenue) is designated as Existing Residential.
3.3 As the site is not designated for development, Strategic Plan General Policy 3 is applicable:

Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:

a) essential housing for agricultural workers who have to live close to their place of work (Housing Policies 7, 8, 9 and 10) b) conversion of redundant rural buildings which are of architectural, historical, or social value and interest (Housing Policy 11) c) previously developed land which contains a significant amount of buildings where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environmental and where the development proposed would result in improvements to the landscape or wider environment

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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/34555-malew-netherby-demolition-dwelling/documents/1575316*