Planning Officer Report

Officer's Report

Application No.:	11/01564/B
Applicant:	Mr Vivian Alexander Liff
Proposal:	Divide existing dwelling to form two semi detached dwellings
Site Address:	Craig-Y-Nos Bradda Road Port Erin Isle Of Man IM9 6QA
Case Officer:	Miss Laura Davy
Photo Taken:
Site Visit:
Expected Decision Level:	Officer Delegation

Introduction

1. This application seeks permission for the division of an existing dwelling to form two semi detached dwellings in a residential area. The application is considered to be acceptable and in accordance with the relevant policies of the Isle of Man Strategic Plan.

The Site

1. The application site is the curtilage of Craig-Y-Nos, Bradda Road, Port Erin which is a two storey detached dwelling situated to the northern side of Bradda Road. The accommodation is split over the ground floor, upper ground floor and a gallery. There are two garages at ground floor level; the main entrance to the property is also at ground floor level.

1. There is a large area of garden to the rear and the side of the dwelling. The front elevation of the dwelling is very close to the front boundary with only a small area to the front of the dwelling for parking.

1. The site slopes upwards towards the north of the site, the dwelling steps up with the site. At the rear of the property, the dwelling can be accessed at upper ground floor level and at the gallery level.

The Proposal

1. The application seeks approval for the division of the existing dwelling to form two semi detached dwellings. No external alterations are proposed as part of this application.

Planning History

1. The previous planning applications were for alterations and extension of the property which were granted permission in the 90's.

Development Plan Policies

1. The application site is in an area zoned as "Predominantly Residential" identified on the Port Erin Local Plan 1990. Given the nature of the application it is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007).

1. General 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:

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 the 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.

Consultations

1. Highways Division defer the application as they require further information. The applicant has provided this, Highways Division have amended their commented to the following: Do not oppose as it has no adverse traffic management, parking or road safety implications.
2. Port Erin Commissioners have recommended that the application be approved.
3. Manx Electricity Authority have commented on the application.

Assessment

1. The application site is on land which is zoned as predominantly residential, therefore the principle of development is considered to be acceptable.
2. There are no external alterations proposed as part of this application, the application is for the division of the dwelling to provide two semi detached dwellings. The application has shown the internal alterations proposed in order to divide the existing dwelling.
3. The majority of properties on Bradda Road are detached dwellings. There are a mixture of properties situated along Bradda Road, both of modern design and traditional. A number of the properties are detached, however, some are semi detached or terraced.
4. It is considered that the use of the property as a pair of semi detached properties would have a neutral impact in terms of the character of the surrounding landscape.
5. It is also judged that the proposal would not unduly affect the amenities of local residents.
6. In terms of the amenities of the application site, there are two garages as existing with an area of hard standing to the front. There is limited space at the front of the garages for manoeuvring. If the dwelling was to be divided there would only be one garage parking space per dwelling with the hard standing to the front of the garages.
7. The Highways Division are satisfied that the proposed development would not adversely affect parking and highways safety.

1. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Port Erin Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. 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.

1. 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.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 04.01.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 permission relates to the division of an existing dwelling to form two semi detached dwellings as shown in drawings Location Plan, Site Plan, 528/10 PA1, 528/10 S1 and Photographs received 8th November 2011 and Elevation and Driveway Plan received 2nd December 2011.

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 : 04.01.2012

Determining officer (delete as appropriate)

Signed : _____________________________ Signed : _____________________________

Anthony Holmes Senior Planning Officer Signed: [Handwritten signature] Michael Gallagher Director of Planning and Building Control

Sarah Corlett Senior Planning Officer Signed: [Handwritten signature] Jennifer Chance Development Control Manager