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Application No.: 15/01308/B Applicant: Dandara Homes Limited Proposal: Erection of 49 dwellings (amendment to approved PA 13/00777/B) Site Address: Approved Plots 103 - 135 & 139 - 145 Ballakilley (residential Development Under Construction) Church Road Rushen Isle Of Man Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE PLANNING HISTORY OF THE SITE
1.1 The site is part of a developing site located on the outskirts of Port Erin on the north western side of Church Road and to the north of the Southlands residential complex. The site has planning approval for a residential development of a mix of house types - single and two storey, terraced, semi-detached and detached properties and with a general increase in size and decrease in density from south to north as the site approaches land which has been approved for use as open space, recreation and an extension to the existing cemetery. - 1.2 The land was designated for development in the Area Plan for the South adopted in 2013 and since then, planning approval was granted for the development of 155 dwellings under PA 13/00777/B. Permission has since been granted for variations to the development, including the increase in numbers to 163 through the approval of PAs 14/00549/B, 15/00211/B and 15/00212/B. Some increase in the amount of affordable housing has been made but the two later applications were accompanied by a request not to require two additional affordable units as the increased cost of building and servicing these additional dwellings would result in the development being unviable with the provision of affordable housing in line with the requirements of the Strategic Plan. The Planning Committee accepted this. THE PROPOSAL
2.1 Now proposed is the change in a row of seven detached dwellings at the north western corner of the site, backing on to the terraced and semi-detached housing in Magherchirrym, to two terraces of four two storey dwellings, and a pair of semi-detached and a single bungalow. To the south east of this, what was to be a row of six detached dwellings and four detached dwellings and a pair of semi-detached dwellings is to become seven detached dwellings and two pairs of semi-detached dwellings and two detached dwellings. Beside this there is to be a row of six detached dwellings where five were previously approved. Between these houses and Church Road there are to be no changes to the outer row of detached dwellings but in the section further into the estate there were approved previously six detached houses where there are now to be three detached dwellings and two pairs of semidetached houses and alongside that, four detached houses where there were previously to have been three. The row immediately alongside Church Road will remain as approved.
2.2 This results in a total of 49 dwellings where there were previously 40. - 2.3 The dwellings will be a mix of designs used elsewhere on the estate, using the distinctive timber cladding particular to this estate. Each of the dwellings will have two parking spaces. - 2.4 The proposed changes in house types results in a changing market which has seen the smaller units being more popular with buyers. The scheme has made provision for 39 affordable units (20 first time buyers and 19 public sector dwellings for elderly persons). Of the first time buyers' housing, the Department of Infrastructure have only been able to purchase 6 and those units sold on the open market have taken around 6 to 12 months to sell. The applicant does not believe that newly built houses which stand empty through lack of demand will help meet housing need. The additional requirement for the provision of the associated amount of affordable housing is being discussed with the Department of Infrastructure's housing division. - 2.5 The applicant believes that the development now proposed still meets the requirements of the development brief in the Area Plan for the South as whilst the development closest to the cemetery and proposed cemetery extension will be increased by two units, the buildings will be smaller and those nearest the cemetery will be single storey so the overall floor area nearest the cemetery will be reduced. They believe that the introduction of single storey dwellings will help introduce more variety and soften the edge of the development at this point. - 2.6 They do not believe that the increase in density will have an adverse impact on the operation of the local highway network or the drainage system and the amount of public open space provided - 6625 sq m compares favourably with the requirement in the Strategic Plan for the increased number of dwellings - 6622 sq m. PLANNING STATUS AND POLICY
3.1 The site lies within an area designated on the APS as residential subject to a development brief which requires, inter alia:
area of Port Erin; to respect the amenities of existing adjoining dwellings and residents; to take account of Rushen Cemetery which projects southwards from Barracks Road; and to result in a landscaped, soft edge to the development which forms the boundary between Port Erin and the Parish of Rushen.
3.2 As the site is designated for residential use, in addition to the particular requirements of the Area Plan, the development should accord with the general standards of development set out in General Policy 2 of the Strategic Plan, of which the following are considered relevant:
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:
4.1 The site has been the subject of previous applications, the most relevant of which are referred to in paragraph 1.2. REPRESENTATIONS - 5.1 Rushen Parish Commissioners indicate that single storey properties may be more attractive to older people and support the application (29.12.15).
5.2 Department of Infrastructure Highway Services indicate that they have no objection to the application (16.12.15).
ASSESSMENT 6.1 The issues in this case are whether the change in house types and increase in density are acceptable, taking into account the requirements of the development brief and the Strategic Plan.
6.2 The introduction of higher density, terraced houses at the northern end of the site will increase the massing and visual density of housing at this point, but bearing in mind that the existing houses to the rear are terraced and semi-detached and that they are set at a slight angle to the rear boundary of the proposed houses, it is considered that there will not be any adverse impact on these properties from the proposed changes. The dwellings will be screened from wider views by the proposed planting scheme. The houses will be a minimum of 20m from those existing to the rear. The introduction of single storey properties will reduce the impact of the built development and will introduce more variety to the streetscene within the estate.
6.3 The changes further into the centre of the estate will increase the density of the development but the smaller house types will result in little difference in the separation of
7.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation Recommended Decision: Approve subject to Legal Agreement Date of Recommendation:
30.12.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval
NOTE: The applicant should take all reasonable steps to ensure that roads and footways are usable by those who may be occupying the completed houses whilst construction continues elsewhere on the estate.
Reason: in the interests of highway safety and residential amenity.
NOTE: this may include temporary traffic calming measures to be installed whilst the carriageways are being used by construction traffic as well as permanent features which will be retained once the roads are completed, The applicant should liaise with the Highway Authority in this respect.
Reason: in the interests of highway safety.
Reason: this condition is imposed in order to ensure that reasonable and adequate parking space is provided to meet normal parking demands and avoid the need for vehicles to be parked on the highway where they could adversely affect the safety of other highway users.
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.
-----------------------------------------------------------------------------------------------------------This approval relates to drawings:
69.01 and - 70.01 all received on 1st December, 2015.
Decision Made : Approve subject to Legal Agreement Date : 18/01/2016
The decision was made by Planning Committee 18th January 2016, where it was determined that on conclusion of a satisfactory legal agreement the decision could be formally made by the Department.
I can confirm that this decision has been made by the Interim Director of Planning and Building Control/Head of Development Management/Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Determining officer (delete as appropriate)
Signed :………J CHANCE……….. Jennifer Chance Interim Director of Planning and Building Control
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