**Document:** Officer Report
**Application:** 15/00766/B — Erection of a replacement dwelling
**Decision:** Permitted
**Decision Date:** 2015-08-19
**Parish:** German
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/6286-german-cliff-cottage-replacement-dwelling/documents/919483

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# Officer Report

**Application No.:** 15/00766/B
**Applicant:** Mr Anthony Harrison Quirk & Mrs Beryl Gillian Quirk
**Proposal:** Erection of a replacement dwelling
**Site Address:** Cliff Cottage Battery Road Peel Isle Of Man IM5 1UD Case Officer : Miss Melissa McKnight
**Photo Taken:** 13.08.2015
**Site Visit:** 13.08.2015
**Expected Decision Level:** Officer Delegation

## Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Cliffe Cottage, a two storey detached property located on the north eastern side of Battery Road in Peel. Battery Road travels northwest from Ramsey Road. To the west of the site are playing fields. - 1.2 The application dwelling sits within a part rectangular and part triangular plot at the end of Battery Road. To the south of the application site is a newly built dwelling. A site visit was conducted to the application site and it was noted that the application dwelling is not of any particular distinct architectural form.

2.0 THE PROPOSAL - 2.1 The current planning application seeks approval for the demolition of the existing dwelling and erection of a replacement two storey. - 2.2 The proposed dwelling would more or less be on the footprint as the existing dwelling. Measuring from the longest points, the new proposed dwelling would have a length of just less than 14.2 metres, depth of just less than 11.1 metres and ridge height of just less than 7.5 metres. In comparison with the existing dwelling, the existing dwelling is approximately 200mm longer and deeper than the proposed dwelling. The dwelling proposed would beridge

1.1 metres taller than the existing. The proposed dwelling would have a floor area of 235.87sqm whereas the existing is 195.39sqm. As such the proposed new dwelling equates to a 20% increase in the overall floor space from the existing. - 2.3 The dwelling would be finished in a smooth or textured painted render with a slate or slate-like roof. The windows would be aluminium framed with double glazing. On the south east elevation would be a single storey glazed sunroom.

2.4 The ground floor would also encompass an integrated granny flat comprising a lobby, bedroom, bathroom, living room, kitchenette and cupboard with an option porch which would be occupied by the applicant's mother. There would be access from the ground floor of the main house into the additional accommodation. - 2.5 The proposal also comprises the creation of a new vehicular and pedestrian access

- along the north western boundary of the site and a new vehicular access and parking access to the south west of the site.
- 2.6 The proposal will result in the loss of 5 trees.

## - 3.0 PLANNING HISTORY

3.1 The application site has not been the subject of any previous planning applications considered materially relevant to the assessment of this current planning application. - 3.2 Planning approval was granted under PA 12/00720/REM for the erection of a dwelling and garage land between Cliffe Cottage and Greystones.

## - 4.0 PLANNING POLICY

4.1 In terms of local plan policy, the application site lies within an area zoned as Predominantly Residential under the Peel Local Plan 1989. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains seven policies that are considered materially relevant to the assessment of this current planning application:

- Strategic Policy 1: "Development should make the best use of resources by:

- (a) optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials;
- (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and
- (c) being located so as to utilise existing and planned infrastructure, facilities and services."

- Strategic Policy 2: "New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph

- 6.3."

Strategic Policy 5 states: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies."

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;
- (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."

Housing Policy 4 states: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:

- (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10;
- (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and
- (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14."

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."

Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."

Appendix 7 sets out the parking standards for different types of development. For typical residential: "2 spaces per unit, at least one of which is retained within the curtilage and behind the front of the dwelling.

## - 5.0 REPRESENTATIONS

5.1 Peel Town Commissioners do not oppose the current planning application (13/08/2015). - 5.2 The Department of Infrastructure Highway Services do not oppose the current planning application (31/07/2015).

## - 6.0 CONSULTATIONS

6.1 As the proposed development would result in the loss of some trees, it was felt appropriate to contact the Department of Environment, Food & Agriculture (DEFA) for their comments and views regarding their loss. In an email dated 13th August 2015, DEFA stated they have no concerns.

## - 7.0 ASSESSMENT

7.1 Given the nature of proposal and level of development proposed it is imperative to consider the following points within the assessment of this planning application:

- 1) The principle of development;
- 2) Whether the level of proposed development would constitute over development on the site;
- 3) The impact of the proposal on the street scene;
- 4) The impact of the proposed development on the amenities of neighbouring properties;
- 5) The level of amenity for the future occupants and use of the granny flat;
- 6) Impacts on parking provision and highway safety.

## - 7.2 PRINCIPLE OF DEVELOPMENT

- 7.2.1 As indicated under paragraph 4.0 of this report the application site is within an area currently designated as predominantly residential. Consequently, the principle of having two dwellings on this site is acceptable. However, this does not automatically make the current proposal acceptable, as additional considerations need addressing such as whether the site is acceptable for the development proposed; whether the appearance and form of proposed development is satisfactory for the area can the site provide adequate parking provision and whether adequate external and internal amenity space can be provided. Therefore it remains necessary to assess the site specific impacts of the proposed new dwelling.

## - 7.3 LEVEL OF DEVELOPMENT

7.3.1 The application site is of adequate size to accommodate the proposed dwelling. The dwelling proposed is not an over-intensive use of the application site. The floor area of the proposed dwelling is just 40 square metres greater than the existing and almost sits on the exact footprint of the existing. It is therefore considered that the proposed development is acceptable scale of development on the site.

## - 7.4 STREET SCENE

- 7.4.1 The existing dwelling is partially visible, albeit distant views, as one travels in a north easterly direction along the A4 Ramsey Road into Peel and therefore the proposed dwelling would be also. As one travels into the Peel the dwelling is not visible as it is situated behind. The site is visible in its entirety from the adjacent playing fields and distant views of the site are attainable from Shore Road.

- 7.4.2 The south west elevation would be most prominent in the street scene but would not be so dissimilar to the south west elevation of the existing dwelling. In fact, the visual presence of the south west elevation would be less and more simple over the existing given the design of the proposed dwelling.
- 7.4.3 The design of the proposed dwelling has taken elements of a Manx dwelling in terms of the gable end chimney stacks, and also elements of a detached Victorian dwelling particularly in the front elevation with regard to the two pitched bay windows.
- 7.4.4 Although the proposed dwelling would be approximately 1.1 metres taller than the existing, it is considered that the impact of the new dwelling upon public amenity and the street scene would be suitably limited and would be no more than what is already visible and would not appear dominant in the street scene and is considered an improvement over the existing dwelling.

- 7.4.5 The proposal would result in the loss of a number of trees, however as commented on by DEFA their loss would not be detrimental to the visual amenity of the area.

## - 7.5 IMPACT UPON NEIGHBOURING AMENITY

7.5.1 The proposed dwelling would be sited just 1 metre from the boundary shared with Murtagh House at the closest point and 25 metres to the dwelling. The nearest part of the proposed dwelling would be 42 metres to the boundary of 10 Mourne View and 54 metres to the dwelling.

- 7.5.2 Murtagh House was granted planning application in 2012 and is now occupied. The windows in the front elevation of Murtagh House face a westerly to north westerly direction towards Peel Harbour and Peel Castle. The south east elevation, main entrance, of the proposed dwelling would be located no nearer to Murtagh House than the existing and would also have a similar level of glazing than the existing. On assessment, given the separation distance and the current relationship of Cliffe Cottage and Murtagh House, it is not judged that the proposed dwelling would have a detrimental impact upon the residential amenity of Murtagh House.
- 7.5.3 There is a significant level of planting and screening between the application site and No. 10 Mourne View. It is considered that the proposed dwelling would be of a sufficient distance from the No. 10 Mourne View as to not cause harm upon their amenity.

## - 7.6 LEVEL OF AMENITY AND USE OF GRANNY FLAT

- 7.6.1 The dwelling benefits from being set within a large plot and although the proposed parking area would result in the loss of some garden space, there would still be a sufficient amount of external amenity space available. The property would also benefit from clear and unobstructed views from the northwest elevation as the existing dwelling does also.
- 7.6.2 As previously mentioned, the granny flat would be occupied by the applicant's mother who is 91 years old. At present, the applicants own Cliffe Cottage and currently live in Douglas but wish to move back to the family home and be nearer to their mother. Cliffe cottage is occupied by the applicant's mother who has lived there for over 30 years, but now requires assistance and ground floor accommodation. The proposed replacement of the dwelling will not only provide a more substantially sound structure but with the inclusion of a granny flat will enable the applicant's to look after their mother and be close at hand whilst still having privacy for both occupants.
- 7.6.3 Essentially, whilst a new unit of accommodation is being created under this scheme an internal interconnecting door for practicality would link the additional accommodation with the main dwelling and it is unlikely that the granny flat would ever be used as separate living accommodation away from Cliffe Cottage in the future. In any case, the use can be controlled by an appropriate condition should the planning application be permitted.

## - 7.8 IMPACT UPON HIGHWAY SAFETY AND PARKING

- 7.8.1 The site is large enough to accommodate off-street parking to current standards. The newly created vehicular access onto Battery Road is not considered to have an unacceptable effect on road safety. The number of comings and goings would still be that of a single dwelling and the proposal would not result in a significant increase in traffic movements.

## - 8.0 RECOMMENDATION

8.1 For the reasons set out above, it is concluded that the planning application is in accordance with the provisions set out Strategic Policy 1, 2 and 5 and General Policy 2, Housing Policy 4 and 6 and Transport Policy 7 of the Isle of Man Strategic Plan 2007. - 9.0 PARTY STATUS

9.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 the following persons are automatically interested persons:

- (a) The applicant, or if there is one, the applicant's agent;
- (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
- (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
- (d) The Highways Division of the Department of Infrastructure; and
- (e) The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation: 17.08.2015 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions

- C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

- C 2. The granny flat within the replacement dwelling hereby approved may be used only in association with the main dwelling house, Cliffe Cottage, and shall not be occupied as an independent dwelling unit, and there shall at all times remain a useable interconnecting door.

Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.

-----------------------------------------------------------------------------------------------------------This approval relates to drawing no: 1, 2, 3 and 4 all date stamped as received 8th July 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Director of Planning and Building Control.

## Decision Made : Permitted Date : 18.08.2015 Determining officer

Signed :………M GALLAGHER.. Michael Gallagher Director of Planning and Building Control

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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/6286-german-cliff-cottage-replacement-dwelling/documents/919483*