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The application site is the curtilage of the plot of land between Invertay and Westdene, Croit-E-Quill Road, Lonan. The plot of land is situated to the East of Croit-E-Quill Road and is currently a vacant site. From Croit-E-Quill Road the site slopes away to the South East.
Proposed is the erection of a detached bungalow with a raised decking area to the rear and a porch on the front elevation. To the front of the bungalow would be a parking and turning area.
The bungalow would be finished with a pitched roof, the ridge line of which would be no higher than that of 'Invertay' which is the neighbouring property.
The decking area to the rear would be at a height of approximately 1.2m.
The following previous planning applications are considered specifically material in the assessment of the current application:
PA 07/00259/A Approval in principle to erect a dwelling
The above application was permitted, and the following conditions attached:
1) This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application.
2) This approval relates to the erection of a dwelling on the land defined by the red line on the location plan date stamped the 9th February 2007.
3) Any dwelling proposed by any subsequent reserved matters planning application must be single storey in form. This may include the provision of habitable accommodation within the roofspace subject to the impact of such on the existing surrounding dwellings being appropriately limited.
4) Any dwelling proposed by any subsequent reserved matters planning application must be designed so as to have a ridge height no greater than that of the neighbouring dwelling Invertay when viewed in the street scene from Croit-E-Quill Road.
5) Any dwelling proposed by any subsequent reserved matters planning application must be designed to include minimum visibility splays of 2 metres by 36 metres.
6) Any dwelling proposed by any subsequent reserved matters planning application must be designed to include a turning facility to allow motor vehicles to enter and exit the site in a forward gear.
7) Any dwelling proposed by any subsequent reserved matters planning application must be designed to include on site car parking provision for a minimum of two private cars.
8) Any dwelling proposed by any subsequent reserved matters planning application must be connected to the public sewer(s)
9) Any dwelling proposed by any subsequent reserved matters planning application must include provision to ensure that no surface water (directly or indirectly) discharges to any foul drainage system(s).
PA 10/01428/B Erection of a dwelling
The above application was permitted; the following conditions were attached:
1) The development hereby permitted shall commence before the expiration of four years from the date of this notice.
2) This permission relates to the erection of a dwelling as shown in drawings 09/0512/1 Rev A and 09/0512/2 Rev A received 16th December 2010.
3) Visibility splays of 2m x 36m shall be provided prior to the commencement of the development.
The application site is within an area zoned as "Predominantly Residential Use" identified on the Laxey and Lonan Area Plan 2005. It is appropriate to consider General Policy 2, Environment Policy 42 and Housing Policy 6 of the Isle of Man Strategic Plan (20th June 2007).
Highways Division do not oppose as it has no traffic management, parking or road safety implications. I have since contacted the Highways Division as they have not requested visibility splays. They have advised that this was incorrect and have requested visibility splays of 2m x 36m.
Lonan Commissioners have not commented
The owners/occupiers of Westdene, Croit e Quill Road, Lonan have no objection to the bungalow, but have indicated that the sewer is still shown in the wrong place.
The Manx Electricity Authority have requested that the applicant contact the Authority before commencing works.
The Isle of Man Water and Sewerage Authority have no objections subject to conditions. As the owners/occupiers of Westdene have raised concerns over the location of the sewer I have since contacted the Isle of Man Water and Sewerage Authority. They have advised that they have been out on site with the applicant and have exposed where the sewer is located. They have advised that they are happy with the plans which have been submitted.
The main issues to be considered in the assessment of this application are whether the proposal would comply with General Policy 2 and Environment Policy 42 of the Strategic Plan.
It is also relevant to consider L/RES/PR/1 of the Laxey and Lonan Area Plan, which states:
"Residential Development will generally only be approved within the study area in those areas designated as proposed and existing residential. In particular, in the case of Agneash no further dwellings will be approved although, as will be the case in areas zoned as residential, alterations and extensions to existing property may be accepted if such proposals are sympathetic to the character and appearance of both the building to be altered and the surrounding area in general."
In terms of assessing the planning application it is necessary to first test the proposal against planning policy within the Laxey and Lonan Area Plan 2005. As highlighted earlier in this report the appropriate policy within the plan is L/RES/PR/1, which basically sets out that residential development in existing residential areas is in principle acceptable. It therefore remains appropriate to assess the application in terms of the specific impacts of residential development in terms of the surrounding area.
In terms of General Policy 2, it is judged that the main components relevant to this particular site are parts (b), (c), (g) and (h)
Firstly dealing with part (b), it is judged that the proposed development would respect the site and surrounding area in terms of siting, layout, scale, form and design. The proposed bungalow would not be built in front of the building line of the neighbouring properties, and the ridge height of the bungalow would not be at a higher level than the neighbouring property Invertay. The distance between the proposed bungalow and the adjacent properties is considered to be acceptable, the relationship between the buildings is similar to other properties in the street scene. In terms of form and design, the proposed dwelling takes a single storey approach, this is judged to be acceptable as it would minimise the impact to the neighbouring properties on the western side of Croit e Quill Road. As such it is judged that the proposed development would comply with part (b)
Part (c) of General Policy 2 requires developments to preserve the character of the surrounding landscape; it is considered that the proposed scale, form and design of the dwelling would contribute to preserving the character of the street scene and surrounding landscape in general.
Moving on to Part (g) which takes account of the amenity of local residents, the proposed development would not directly overlook any properties to the rear, notwithstanding this, there would be approximately 31m distance between the rear of the proposed bungalow to the rear of "Mostyn Ville" which is the property to the rear of the application site. It is considered that this would not result in undue overlooking or the loss of privacy.
Due to the general topography of the site and surrounding area, the properties on the East side of Croit-E-Quill Road are significantly lower than those on the West, the site gently slopes away from the road, therefore the proposed dwelling would be at a lower level than the existing property Aegir.
Due to the property being single storey, it is considered that the windows at ground floor level would not result in any undue overlooking to the neighbouring properties. It is also considered that there is sufficient separation between the proposed dwelling and neighbouring properties to prevent loss of light or any unacceptable impacts upon existing residential amenity.
Part (h) refers to developments providing satisfactory amenity standards, including parking provision and acceptable highways safety. The proposed development provides two off street parking spaces, manoeuvring space and sufficient access and visibility. It is considered that the proposal complies with Part (h) of General Policy 2.
In terms of Environment Policy 42, it is considered that the proposed development takes account of the character and identity of the street scene and the general topography of the site.
For the above reasons the application is considered to be acceptable and is recommended for approval.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
The owner/occupier of Westdene is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (6) (a), considered an "interested person" and as such should be afforded party status.
The Isle of Man Water and Sewerage Authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (6) (a), considered an "interested person" and as such should be afforded party status.
The Manx Electricity Authority is not considered an "interested person" under the criteria set out in the Town and Country Planning (Development Procedure) Order 2005, and as such is not afforded party status.
Recommended Decision: Permitted
Date of Recommendation: 23.08.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 as shown in drawings PTA-39-01, PTA-39-02 and PTA-39-10 received 8th July 2011.
C 3. Visibility splays of 2m x 36m shall be provided prior to the commencement of the development.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made : Permitted Date : 24/8/11
Signed: _________________________ Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed: _________________________ Jennifer Chance Development Control Manager
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