24 February 2016 · Delegated
Cliff Cottage, Carrs Lane, Tromode, Douglas, Isle Of Man, IM4 4qb
This application sought permission to demolish an existing building containing two flats at land at Cliff Cottage, Larch Hill Grove, Tromode, and replace it with two semi-detached dwellings. The site sits along the western side of Larch Hill Grove and has a split-level character due to the local topography, with the front appearing two storeys from the street and three storeys to the rear. During the assessment, plans were amended to move the proposed dwelling further forward on the site, a change considered beneficial to neighbouring amenities. Key planning issues examined included the principle of developing the site for two dwellings, the effect on the street scene, impacts on neighbouring properties, and the amenity of future occupants. The application was permitted on 24 February 2016 under delegated authority, in line with the officer's recommendation. It was noted that the proposal would result in the removal of a mature tree at the front of the site.
The application was permitted on 24 February 2016 under delegated authority. The officer recommended approval, and the decision aligned with that recommendation. Plans were amended during the process to move the proposed dwelling further forward, which was considered beneficial to neighbouring amenities.
Policy O/RES/P/19 of Planning Circular 1/2000
The erection of new residential properties may be permitted within areas designated for residential use where these would fit in with the density, massing, design and character of existing adjacent dwellings.
Strategic Policy 1
Strategic Policy 1: 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. 4.2.2 In pursuance of (c) abo ve, the Department will, when formulating its programme for the preparation of new Area Plans, have particular regard to: (a) the availability of mains drainage connected to IRIS or other mains systems; (b) securing the future viability of rural primary schools; (c) the public investment in the Island's highway, bus, railway and tramway networks; (d) the provision and availability of water; and (e) community facilities. 4.3 Environment 4.3.1
General Policy 2
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 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. 6.3 Development outside of areas zoned for development
Environment Policy 42
pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
Transport Policy 7
The Department will require that in all new development, parking provision must be in accordance with the Department's current standards.
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
Approval in principle for the erection of two detached dwellings to replace existing building
accepted two dwellings in principle could be accommodated within the site
Planning application 10/01183/A sought approval in principle for the erection of three dwellings to replace the existing building on the same application site
material to the assessment of this current planning application
