Loading document...
| Application No.: | 11/01556/B |
| Applicant: | Mr Simon & Mrs Caroline Jennings |
| Proposal: | Landscaping works to rear garden of dwelling |
| Site Address: | Milner Mount Bradda West Road Spaldrick Port Erin Isle Of Man IM9 6PN |
| Case Officer: | Mr Chris Balmer |
| Photo Taken: | 06/12/11 |
| Site Visit: | 06/12/11 |
| Expected Decision Level: | Officer Delegation |
The application forms the residential curtilage of Milner Mount, Bradda West Road, Spaldrick, Port Erin which is a detached dormer bungalow located on the northern side of Bradda West Road and south of Tower Road.
The application seeks approval for the landscaping works to the rear garden. The works involve the re-profiling of the existing steep slope of the garden which includes four small retaining walls. The scheme also involves the creation of a lower level patio area and a decked area to the northeast corner (highest point). The existing steep staircase will be removed with three more gradual staircases.
The application site is within an area recognised as being an area of "existing residential", under the Port Erin Local Plan Order 1990 and the Modified Draft Area Plan for the South. The site is not within a Conservation Area (boarders conservation area); nor within an area zoned as High Landscape or Coastal Value and Scenic Significance.
Due to the site being within a predominantly residential area and due to the proposed usage the following policies are relevant in the determination of the application:-
Policy 2: 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:
The previous planning applications are considered relevant in the assessment and determination of this application:- Alterations and erection of extensions to dwelling - 11/01021/B - APPROVED Garage extension to front and side elevation - 08/01137/B - APPROVED
Port Erin Commissioners:- "No objections"
The Planning Authority has received no privately written representations objecting to the proposal.
The main issue with the proposal is whether the proposed landscaping works would result in significant overlooking over the neighbouring properties adversely impacting upon their residential amenities.
Currently, from various aspects from the rear garden, views can be obtained to the side elevation (three windows within) of the neighbouring property High Ridge and the rear elevation of Thie Ny Bradda which includes views towards a rear conservatory.
The proposed works are unlikely give raise to a significant overlooking, given some already exists and the works proposal only modest changes to the profiling of the garden. However, the argument could be made that given the proposed works will enable a better use of the land and therefore the occupants might use the garden area more, therefore the potential for overlooking may increase over the existing situation.
The proposed scheme does involve the retention of existing boundary landscaping but also proposes additional planting to increase privacy to neighbouring properties.
It is considered with the existing landscaping and with additional planting (landscaping condition) and given the distance and angled views (especially from the decking area and lower level patio area) the proposal would overcome the issue of significant overlooking.
In terms of the design and layout of the proposal it is considered to be appropriate and make better use of the rear garden, beneficial to the residential amenities of the occupants of the dwelling.
Overall, it is considered the proposal would comply with the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested 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.
Recommended Decision: Permitted
Date of Recommendation: 21.12.2011
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 approval relates to the landscaping works to rear garden of dwelling as proposed in the submitted documents and drawings 11 01/01, 11 03/01A, 11 01/06 and 11 01/07 all received on 7th November 2011.
C 3. No development shall take place until full details of a landscaping scheme shall have been submitted to and be approved in writing by the Planning Authority and these works shall be carried out as approved. Such details should include details of type and amount of additional planting to the eastern and western boundaries of the rear garden as indicated on drawing 1101/07. All planting shall be carried out in accordance with the approved details in the next available planting and seeding seasons. Any tree or shrub which within a period of 5 years from the completion of the landscaping works, is removed, or becomes seriously damaged or diseased shall be replaced in the next planting season with another similar size and species, unless the planning authority gives written consent to any variation.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : ...
| Signed :... | Signed :... |
| Anthony Holmes | Sarah Corlett |
| Senior Planning Officer | Senior Planning Officer |
| Signed :... | Signed :... |
| Michael Gallagher | Jennifer Chance |
| Director of Planning and Building Control | Development Control Manager |
Copyright in submitted documents remains with their authors. Request removal
