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Application No.: 16/00650/B Applicant: Mr & Mrs Paul Wheeler Proposal: Creation of three residential plots including access and erection of a detached dwelling with attached garage on plot one Site Address: Field adjacent to Beechfield Glen Auldyn Ramsey Isle of Man Case Officer : Mr Chris Balmer Photo Taken: 23.06.2106 Site Visit: 23.06.2106 Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 16.01.2018 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
fencing. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling hereby permitted.
Reason: To ensure the provision of an appropriate landscape setting to the development.
3) above to match the existing roadside hedgerow and retained thereafter. Reason: In the interests of the character and appearance of the site and surrounding area. Plans/Drawings/Information:
This approval relates to the submitted documents and drawings reference numbers 1, 2 REV B, 3 REV A, 4 REV A, and 6 all received on 2nd October 2017.
_______________________________________________________________ Interested Person Status – Additional Persons
It is recommended that the following persons should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
It is recommended that the following persons should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
THE APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THE LOCAL AUTHORITY HAVE OBJECTED TO THE APPLICATION AND THE NUMBER OF OBJECTIONS RECEIVED, CONTRARY TO THE VIEWS OF THE PLANNING OFFICER.
1.0 THE SITE - 1.1 The site represents the curtilage of a field (5 acres) located to the south and adjacent to Beechfield (within applicants ownership) within Glen Auldyn. The application site is located approximately 600 metres to the south of the road junction with the Glen Auldyn Road (B16) and Lezayre Road (A3). The site is located to the eastern side of the Glen Auldyn Road and has a total roadside frontage of approximately 155 metres in length. The roadside boundary is mainly made up of a sod bank with mature hedgerow above. There is also a single field gate accesses which current gain access to the site from the Glen Auldyn Road.
2.0 PROPOSAL - 2.1 The application seeks approval for the creation of three residential plots including access and erection of a detached dwelling with attached garage on plot one. The single dwelling proposed would have a maximum width of 30.8 metres, a maximum depth of 23.8 metres, and a maximum ridge height of 9 metres. The proposal would be set a minimum distance of 56 metres east of Glen Auldyn Road. - 2.2 The proposed dwelling is contemporary in design and finish set over two floors. The main aspect of the dwelling house is two storeys in nature, but includes a rear single storey outlet and also two single storey winged aspects to either gable end of the main dwelling house. The dwelling would be finished in a mixture of coloured render, traditional stone work and dark grey 'Marley Eternit' façade cladding. The roof would be finished with a dark blue/grey natural roof slate or "Met-steam" VM Zinc Quartz metal standing seam roof cladding. The windows and doors would be finished in high quality timber composite units with grey external aluminium cladding, double/tripe glazed units. - 2.3 In terms of Plot areas; Plot one (includes the proposed single dwelling) the area is 2.62 acres; Plot 2 is 1.25 acres; and Plot 3 is 1.03 acres. - 2.4 The application also proposed a new access onto the Glen Auldyn Road to the northwestern corner of the site. This would serve all three plots via a new private brick paved driveway, which would run along the western boundary of the site and parallel with the Glen Auldyn Road; but be sited behind the existing roadside boundary hedgerow. The existing field gate access would be blocked up. - 2.5 The application also proposes landscaping to reinforce the existing roadside boundary (west), but also along the boundaries of the three plots (north, east and south).
3.0 PLANNING POLICY - 3.1 The application site is within an area designated as being an area of "Proposed - Low Density Housing in Parkland" (LDHP), under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area, nor within an area zoned as High Landscape or Coastal Value and Scenic Significance. - 3.2 Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:- - 3.3 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:
3.4 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 (General Policy 2) of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive''. - 3.5 Transport Policy 4 states: "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan." - 3.6 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." - 3.7 Environment Policy 13 states: "Development which would result in an unacceptable risk from flooding, either on or off-site, will not be permitted." - 3.8 Planning Circular 8/89 - Low Density Housing in Parkland needs to be taken into consideration when determining the application.
Areas proposed for development as Low Density Housing in Parkland may be developed in accordance with the following criteria:-
4.0 PLANNING HISTORY - 4.1 The previous planning applications are considered relevant in the assessment and determination of this application:- - 4.2 Variation of condition 4 of approved service reservoir (10/00953/B) to allow amendment to roof finish - 10/01738/B - APPROVED - 4.3 Construction of a service reservoir and creation of temporary track and access 10/00953/B - APPROVED - 4.4 For information the two above applications; the application site served as a site compound and used the existing filed gate for an access to the compound. Further a access track ran through the site to the service reservoir which was being constructed above Glen Auldyn. It should also be noted that a main water pipe runs though Plots 2 & 3 and the rear corner of Plot 1.
5.0 REPRESENTATIONS - 5.1 It should be noted that there have been three sets of amended plans advertised. - 5.2 Lezayre Parish Commissioners have recommended an refusal to the application for the following reasons:-
(11.10.2017) - Note the new scheme reduced the height of the building to two storeys, but it is still considered the style is out of keeping with other properties in the area.
(03.03.17 & 11.07.16) - Not in keeping with the surrounding properties, over development of the plot and the driveway is also not in keeping as it does not follow the country land feel of the Glen Auldyn Road.
5.3 Highway Services do not objection making the following comments (09.01.2017): "Following inspection of amended drawings date stamped 2/10/17 indicating visibility to the right at the apex of the bend Highway Services does not oppose this application subject to the following conditions:
5.4 Manx Utilities initially raised concerns (19.07.17, 21.02.17 & 21.03.17) relating to flooding and sought a Flood Risk Assessment. However, following discussions including
5.8 The owners/occupiers of Gill Rhennee, Glen Auldyn, Ramsey have objected to the current scheme (received on 31.10.2017) which can be summarised as: contrary to IOM Strategic Plan as it fails the strategic aim of "preserve, protect or improve the quality of the environment"; does not " protect the individual character and identity of settlements" nor "protect those green spaces in built areas which contribute positively to public amenity"; or "protect the countryside and coastal areas for their own sake"; Contrary to Planning Policy Statement 2/09 (The Role of Landscape Character in Development 2009) as it would not integrate into the landscape, does not reflect local building materials and styles; is not an appropriate scale, does not relate well to existing buildings; is not well integrated with the surrounding landscape; Contrary to the 1982 Strategic Plan as there is sufficient land elsewhere with approval, the scheme does not have adequate access to the site and the capacity of the road does not suit the additional traffic; does not presser an attractive environment by ensuring contrasting space between buildings; the location of the buildings is not as far out of sight as possible; the development obstructs an exceptional view of the countryside to the historic Albert Tower; Contrary to Planning Circular 8/89 The development cannot take place without tree felling, diminution of the public amenity value of the landscape, at least one dwelling is not sited in at least 1 acre of its own grounds; none of the buildings sit comfortably and naturally in a landscape setting which acknowledges existing ground contours and existing trees; and there is a precedent of rejecting applications for buildings in parkland with similar characteristics to this build. Further comments (03.03.2017 & 04.10.2016) have also been made of the previous two schemes (now superseded), although the following is still relevant; Indicative Flood Map Sulby River clearly shows that the whole of the fields are subject to a 1 in 100 year flood risk; site has suffered flooding in February 2011 and more recently
(2015) the road was washed out with properties flooded further downstream and the site was sodden and run off coming on to the road.
5.9 The owners/occupiers of The Haven, Glen Auldyn, Ramsey have objected to the current scheme (received on 30.10.2017) which can be summarised as: not in keeping with the housing stock in area; majority of houses are older buildings, with only a few more modern builds but these seem far less dominating than those proposed on this plot; still concerns with height of dwelling, with the roof ridge not being significantly lowered, even with the dwelling
5.14 The owners/occupiers of Garee Veg, Glen Auldyn, Ramsey have objected to the previous two schemes (received on 02.03.2017 & 08.07.2016) which can be summarised as:
5.15 The owners/occupiers of Thie Ny Struan, Glen Auldyn, Ramsey have objected to the second scheme (received on 21.02.2017) which can be summarised as: size and design of properties are not in keeping with dwelling already in area; design of properties look more like a business park, and they will obscure our view of the surrounding hills and countryside and overlook nearby properties. No objection to new bungalows or similar low level dwellings being built. No comments were received for the current scheme. - 5.16 A Miranda Maxwell-Hyslop (address unknown) objected to the initial scheme (received on 20.06.2016) ) which can be summarised as: Beechfield and the old properties next to still feel part of something integrally Manx, part of the old history and atmosphere of the Glen Road; properties and atmosphere and open spaces that actively benefit peoples experience of the place; if the beautiful old places become overdeveloped and their atmosphere destroyed, then what benefit does that serve to anyone; bit by bit the Manx countryside is being destroyed then one might as well live on the mainland; changing the field to residential would detrimental affect both the look and the atmosphere of the place; proposed paved lane is something you would find in a private city housing development compared to normal tracks and lanes which lead to farms; and please do not allow the senseless swallowing up of a lovely field that is part of the true old nature of the glen road and which actively contributes to the experience and positive nature of place. No comments were received for the current scheme. - 5.17 The owners/occupiers of 44 Overcombe Drive, Preston,Weymouth, Dorset (Executor of Fathers Will who lived at Freshfields) have objected to the initial scheme only (received on 28.06.2016) which can be summarised as: the size of the three properties is totally obtrusive; three storey dwelling would dominate Freshfields; damage the rural character of the glen; loss of privacy; should be a minimum of two storeys; the use of semi-flat roofs should not be allowed; if any windows within the southeast elevation these should be obscure glazed; and boundary fence should be no higher than the legal limit. No comments were received for the current scheme. - 5.18 The owners/occupiers of Ballagarrow House, Glen Auldyn, Ramsey have objected to the initial scheme only (received on 06.06.2016) which can be summarised as: glen road already struggles with traffic; three storey dwelling has a upper floor window will look directly into our master bedroom window resulting in a loss of privacy; and such development would be detrimental to the character and appearance of the area. No comments were received for the current scheme. - 5.19 The owner/occupier of Arua, Glen Auldyn, Ramsey has objected to the initial scheme only (received 08.07.2016) which can be summarised as: the property is out of character for the area; no consideration of houses immediately adjacent or opposite which are all bungalows/dormer bungalows; proposed development will overshadow dwellings and gardens; and design does not appear to be attractive, sympathetic design. No comments were received for the current scheme.
6.1 Given the land-use designation and the type of development the following elements are relevant to consideration in the determination of this application; (a) principle of development;
6.2 As indicated within the 'Planning Policy' section of this report, the site is designated as "Proposed - Low Density Housing in Parkland" (LDHP), under the Isle of Man Development Plan Order 1982'; therefore it is considered that the principle of residential development is acceptable on this site. However, further material planning matters as indicated previously need to be considered, to determine if the principle of potential three dwellings on the site is appropriate. It is also noted that a number of planning applications for new dwellings have been approved along the Glen Auyldyn Road under the same land use designated of "Low Density Housing in Park Land". POTENTIAL IMPACT UPON THE VISUAL AMENITIES OF THE AREA - 6.3 Firstly, it is noted that only Plot 1 has a detailed design and siting of a dwelling, the remaining two plots only have indicative siting of the respective two dwellings shown. However, it is considered the information submitted at this stage is sufficient to determine whether the dwelling on Plot 1 is appropriate and also whether the principles of the two further dwellings on Plots 2 & 3 are also appropriate. - 6.4 It needs to be acknowledged the requirements of Planning Circular 8/89 which are indicated within the Planning Policy section of this report, specifically paragraph 4 as the site is designated as "Proposed - Low Density Housing in Parkland", rather than "Existing - Low Density Housing in Parkland". - 6.5 Regarding the requirements of paragraph (a); only the dwelling on plot 1 can be determined at this stage, given Plots 2 & 3 only deal with the principle of the plots at this stage. A further reserved matters application would consider the overall design, size, siting, finishes etc of the two remaining dwellings. However, in terms of the dwelling proposed on Plot 1 a determination can be made now. - 6.6 As outlined in paragraph (a) any dwelling must be substantial, and designed and finished to the highest quality. Further to these essentially design brief for the sites; Housing Policy 6 indicates that sites designated for residential development; "must be undertaken in accordance with the brief in the relevant area plan" i.e. the IOM Development Plan Order 1982. Further Housing Policy 6 indicates that such briefs will encourage good and innovative design, and will not be needlessly prescriptive. - 6.7 The proposed dwelling is a substantial dwelling as required by the Circular, and is considered to be of an innovative design of contemporary design of high quality finish. Design is a very subjective matter and clearly from a number of local objections received, there is concern with the more modern approach. - 6.8 However, the dwellings within Glen Auldyn vary in size and design, ranging from large sprawling modern bungalows (on land designated as LDHP - Ambleside & Grainane), Manx traditional single/two storey farmhouses & cottages, to more modern two and single storey properties. The plots of dwellings within Glen Auldyn also vary in size greatly. There have also been more recent planning approvals for a total of three dwellings PAS 15/01330/B & 17/00974/B) which have yet to be developed, but which also had a more contemporary design. There is also planning permission for four more dwellings on land designated as LDHP; three of which where large Georgian styled dwellings (12/00246/B) and the fourth a large single/two storey property with a traditional form (i.e. pitched roof), but with contemporary fenestration with large gable end windows (15/00804/B). There is also a similar dwelling adjacent to
plant substantially more trees and further planting within each plot. There is also the potential scope to plant even more trees/landscaping if considered appropriate and a landscaping condition is considered appropriate should the application be approved. The site is relatively flat and therefore the dwelling sit comfortably with the existing ground contours of the site.
6.14 During pre-application discussions it was the applicants wish to retain the majority of the existing roadside hedgerow, which the department is in full support of. Currently, given the height and size of the hedgerow, most public views of the site and beyond are screened from the glen road; however results in an attractive hedge line along the entire frontage of the site. The exceptions are the general cut back of a section of the existing hedge so the minimum 1.05m height of un-obstructed view can be maintained for the required visibility splays and secondary from the existing field gate; where views can briefly be obtained of the site and the hills beyond when passing the site. With the exception of the area where the new access would be created, the remaining hedgerow is proposed to be retained. The existing field gate access is also proposed to be blocked up and sod bank and hedgerow planted. The submission proposes a private driveway set behind the existing roadside hedge, which would run along the majority of the roadside boundary (approximately 95m in length), to serve the three properties. Between the existing roadside hedgerow and the new driveway it is proposed to plant further reinforced planted belt behind.
6.15 Overall, it is consider the proposed design, size, proportion, form and finishes would be appropriate in this location within Glyn Auldyn and would comply with Planning Circular 8/89, General Policy 2 and Housing Policy 6 of the IOM Strategic Plan. POTENTIAL IMPACT UPON NEIGHBOURING AMENITIES - 6.16 Generally when considering potential impacts of a development upon neighbouring amenities the key considerations are loss of light, overbearing impacts upon outlooks and/or overlooking resulting in a loss of privacy. These are considered the main aspects for consideration with regard to this application. - 6.17 The properties most likely to be affected by the dwelling on Plot 1 (impacts of dwellings on Plots 2 & 3 will be considered at any future Reserved Matters application) would be 'Freshfield' which would be approximately 34.5m away (corner to corner). The main elevation of the dwelling on Plot 1 faces away from this property. There are three first floor windows within the side elevation (south-east) of the new dwelling which would have some angled views towards this property, but these are approximately 40m+ away. A generally guide is that a 20m gap should generally be retained between direct facing windows. However, given the windows are not directly looking towards the neighbouring property and the distance would be double that of the general guide; there would not be any significant overlooking to warrant a refusal. Again given the distance retained between the two properties; the height & design of the dwelling; siting of the property being to the northeast of the neighbouring property; and the suns orientation (east to west) there would be no significant impacts of loss of light and/or overlooking to warrant a refusal. - 6.18 In terms of impacts upon the other properties in the area, namely the properties to the west of Plot 1 and on the opposite side of the Glen Auldyn Road; again the substantial distances between the proposed dwelling and these properties (closest being The Haven & Wheatstone being 72m+ away) it is not considered the proposed dwelling would have any significant impacts upon residential amenities to warrant a refusal. - 6.19 POTENTIAL IMPACTS UPON HIGHWAY SAFETY - 6.20 The main issues are whether the proposed new access is suitable to enable vehicles to exit and enter the site in a safe manner and second whether the Glen Auldyn Road can accommodate the traffic generated by the development. - 6.21 In relation to these matters the Planning Directorate has sought advice from DOI Highway Services. They have confirmed that following inspection of amended drawings date stamped 2/10/17 (Drawing 2REVB) which indicates the visibility to the right at the apex of the bend, Highway Services does not oppose this application subject to a condition which seeks to retain the visibility splays as shown on the submitted plan. Highway Services do not raise any other objections, nor object to the traffic generated by the development upon the Glen Auldyn Road by the proposals. - 6.22 In terms of parking provision each dwelling is required to have at least two off road parking spaces each. This is easier achieved; the dwelling on Plot 1 has a double garage and double carport and a large driveway. Again while no detailed design of Plots 2 & 3 at this stage, the sizes of the plots are such that two off road parking spaces can be accommodated. - 6.23 Overall it is considered from a highway perspective the proposals would comply with General Policy 2 and Transport Policy 4 & 7 of the IOM Strategic Plan. POTENTIAL FLOODING CONCERNS - 6.24 A number of local residents have raise concerns of flooding concerns. This was initially a concern of Manx Utilities who initially raised concerns that from their recently completed flood maps (still in draft form), it was initially indicated that the majority; if not all, of the 5
6.28 Manx Utilities conclude that:
"As a result of the improved modelling, our understanding of the degree of flood risk from Glen Auldyn River has changed, and Manx Utilities intend to issue a new flood risk map in due course. Model results have indicated that the degree of flood risk for the proposed development is less than previously thought and only the proposed access routes at the northwest corner of the site are shown to be at risk from fluvial flooding. The modelling has also indicated that the development will not increase the risk of flooding elsewhere."
6.29 It is noted that since these comments the recently adopted flood maps (November
2017) indicate what Manx Utilities concluded that only the access onto the Glen Auldyn Road is within a flood risk of the proposed development.
6.30 Accordingly, given the considerable investigation by Manx Utilities and their subsequent conclusion that the development does not "increase the risk of flooding elsewhere" it is considered the proposal would be acceptable from a flooding point of view and therefore comply with Environment Policy 13 of the IOM Strategic Plan.
7.0 CONCLUSION - 7.1 Overall, it is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2016), and The Isle of Man Development Plan Order 1982, Planning Circular 8/89 - Low Density Housing in Parkland and for the reasons set out in this report, it is recommended that the application be approved.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:
8.2 The Planning Committee must determine:
8.3 The Department of Environment Food and Agriculture - is responsible for the determination of planning applications. As a result, where officers (Arboricultural Officer - Forestry, Amenity and Lands Directorate) within the Department make comments in a professional capacity they cannot be given Interested Person Status.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Decision Made : Permitted Committee Meeting Date: 29.01.2018 Signed : C Balmer Presenting Officer Further to the decision of the Committee an additional report YES/NO See below PLANNING COMMITTEE DECISION 29.01.2018 Application No. : 16/00650/B Applicant : Mr & Mrs Paul Wheeler Proposal : Creation of three residential plots including access and erection of a detached dwelling with attached garage on plot one Site Address : Field adjacent to Beechfield Glen Auldyn Ramsey Isle of Man Presenting Officer : Mr Chris Balmer Addendum to the Officer’s Report
Additionally, Condition 3 contained a typographical error and it was agreed that the word dwelling be substituted for the words tourist huts.
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.
3) above to match the existing roadside hedgerow and retained thereafter. Reason: In the interests of the character and appearance of the site and surrounding area. Plans/Drawings/Information
This approval relates to the submitted documents and drawings reference numbers 1, 2 REV B, 3 REV A, 4 REV A, and 6 all received on 2nd October 2017.
Copyright in submitted documents remains with their authors. Request removal
