Officer Report

Application No.: 15/00107/REM Applicant: Mr Tony Milligan & Mrs Elaine Milligan Proposal: Reserved matters application relating to PA 13/91275/A for erection of a dwelling, addressing siting, design, external appearance, internal layout, means of access and landscaping Site Address: Land At The Old Rectory Station Road Ballaugh Isle Of Man Case Officer : Mr Chris Balmer Photo Taken: 10.02.2015 Site Visit: 10.02.2015 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The application site represents a parcel of land most recently used as a garden for the residential dwelling the Old Rectory located to the south of the site. The site is located to the north-eastern side of Station Road in Ballaugh.

2.2 The application site is bounded by walling and hedging to the west elevation, trees to the northern and north eastern side. There is no boundary between the application site and The Old Rectory.

2.0 THE PROPOSAL - 2.1 The application seeks approval for a Reserved Matters application for an erection of a single dwelling. The proposed dwelling is a dormer bungalow in style and appearance with a painted smooth render finish with red brick quoins and window heads. The roof finished with slate like roof titles. The dwelling would have a width of 16.9 metres, a maximum depth of 13.6 and a roof ridge of 7.1 metres. - 2.2 The new proposed dwelling is centrally placed within the site and would be approximate 10 metres from The Old Rectory and 17.5 metres The Glebe House; located south east of the application site. - 2.3 The existing entrance to the site is proposed to be widened to 4.1 metres, with the gate pillars re-instated.

- 3.0 PLANNING HISTORY

3.1 The Old Rectory has been the subject of eight previous planning applications; however, only the following application is considered materially relevant to the assessment of this current planning application: - 3.2 Approval in principle for to divide current residential plot into two separate plots and erection of a new dwelling on newly created plot accessed via existing driveway - 13/91275/A

- APPROVED

- 4.0 PLANNING POLICY

4.1 The application site is located within an area that is designated as being Predominantly Residential under the 1982 Isle of Man Development Plan. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains six policies that are considered specifically material to the assessment of this current planning application: - 4.3 Strategic Policy 1 states: "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."

4.4 Strategic Policy 2 states: "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."

4.5 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."

4.6 Housing Policy 4 states: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(1) 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."

4.7 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." - 4.8 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Departments 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 Ballaugh Parish Commissioners have no objection to the current planning application (received on 16.02.2015). - 5.2 The Department of Infrastructure Highways Services does not oppose the current planning application (received on 24.02.2015). - 5.3 Manx Utilities Authority - Electricity makes no comments to the merits of the application but ask for an informative note be attached to any approval (received on 19.02.2015).

- 6.0 ASSESSMENT

6.1 As identified within the history section of this report, an approval in principle application has been approved for a single dwelling on this site. Accordingly, the key issues are the potential impact upon neighbouring amenities and the potential impact upon the visual amenities of the street scene. - 6.2 In terms of the potential impact upon neighbouring amenities (loss of light, overbearing impact upon outlook and/or overlooking) the properties most likely to be affected would be The Old Rectory and The Glebe House. However, given the design and height of the proposed dwelling; the siting in relation to the neighbouring properties; distance from the neighbouring properties; and existing landscaping and boundary features, it is considered the proposal would not significantly affect the amenities properties of either properties to warrant a refusal. - 6.3 In relation to the potential impact upon the visual amenities of the street scene the proposed dwelling would not be overly apparent given the setback position from Station Road and the roadside boundary of the site which consists of a 1.8 metre high wall and taller landscaping behind. The design, finish and style would be similar to other properties in the area and is considered appropriate.

- 7.0 RECOMMENDATION

7.1 Overall, it is concluded that the planning application is in accordance with Strategic Policy 1, Strategic Policy 2, General Policy 2, Housing Policy 4 and Transport Policy 4 of the Isle of Man Strategic Plan 2007.

7.2 It is recommended that the planning application be permitted. - 8.0 PARTY STATUS

8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation Recommended Decision: Permitted Date of Recommendation:

18.03.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : Notes attached to refusals

• 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. No site works or clearance shall be commenced until protective fences which conform with British Standard 5837:2012 (or any British Standard revoking and re-enacting British Standard 5837:2012 with or without modification) have been erected around any existing trees shown to be retained on drawing 10. Unless and until the development has been completed these fences shall not be removed and the protected areas are to be kept clear of any building, plant equipment, material, debris and trenching, with the existing ground levels maintained, and there shall be no entry to those areas except for approved arboricultural or landscape works.

Reason: To safeguard the areas to be landscaped and the existing trees and planting to be retained within the site.

• C 3. Prior to the occupation of any of the approved dwelling all works including the alterations to the entrance and the provision of the driveway/parking/tuning areas fronting the property as identified on drawing 10 are to be completed and retained thereafter.

Reason: To ensure that sufficient provision is made for off-street parking in the interests of highway safety.

This approval relates to drawings reference numbers 01, 02, 10 and 100 all received on 2nd February 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : 25.03.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :…………………………………….. Michael Gallagher Director of Planning and Building Control Signed :………J CHANCE………….. Jennifer Chance Head of Development Management