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Application No.: 15/01357/REM Applicant: Mr Ian Radford Proposal: Reserved Matters Application relating to PA 14/00053/A, for erection of a detached two storey dwelling, addressing siting, design, external appearance, internal layout and means of access Site Address: Land And Stables Adjacent To Stovell Tromode Road Douglas Isle Of Man Case Officer : Mr Edmond Riley Photo Taken: 06.01.2016 Site Visit: 06.01.2016 Expected Decision Level: Officer Delegation
1.0 APPLICATION SITE - 1.1 The application site is a roughly heart-shaped parcel of land located to the southwest of a dwelling known as Stovell, itself accessed off a private lane whose junction is to the west of Tromode Road and roughly opposite the main offices of the then-Isle of Man Water Authority (now the Manx Utilities Authority). A wooden stable is currently on the land, which is surrounded by postand-rail fencing and, beyond, significant and mature trees to the south and east. A private boat is also stored there on a trailer, but otherwise the land is empty and fully grassed. The site is adjacent to the River Glass on its western boundary. To the southeast are properties which front onto Quarterbridge Road, the nearest dwelling on which is some 90m from the application site. Private woodland lies to the north. - 1.2 Stovell itself is a relatively grand, non-traditionally-styled dwelling with significant tile cladding on the second floor elevations along with mock-Tudor features in gables. The remainder of the dwelling is roughcast rendered and painted with a cream colour. The garden has a number of semi-mature trees in its garden.
2.0 PLANNING HISTORY - 2.1 Approval in Principle for a new dwelling was granted on 30th July 2010 under PA 10/00667/A, but it has since expired. However, subsequently, PA 14/00053/A was submitted and this was more or less an identical application to the 2010 scheme, albeit that the overall landholding in 2014 was shown as being slightly larger than in 2010. All matters were reserved. The conditions attached to that approval read as follows:
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013.
3.0 THE PROPOSAL - 3.1 Reserved Matters approval for the erection of a detached dwelling is now sought. Although the red line of the application site does not extend to the highway, the entirety of the land is within the ownership of the applicant (being the same as the owner / occupier of Stovell). It would have been preferable for the red line to extend to the highway but this was not picked up during the assessment of either of the two previous applications seeking Approval in Principle and the site plan for any Reserved Matters application (such as this) needs to be identical to the original AiP. - 3.2 The dwelling would have six bedrooms and be of a design specific to the site and one that reflects the mock-Tudor architectural style of several other such dwellings in the area. The dwelling would have a hipped, slate roof to its primary element, bookended by a pair of chimneys. A predominantly render finish would be complemented by slate-hanging at first floor level in places. All window lights would be white uPVC and of a casement style. - 3.3 An integral garage with parking and turning area is shown, with a driveway leading onto the driveway serving Stovell itself. - 3.4 The dwelling would have a ground floor level of 21.30, relative to the existing highest part of the site where the proposed dwelling's footprint is shown, which appears to be 19.20. The contour lines on the proposed site plan show that the land would be built up towards the southern end of the site, resulting in the new dwelling sitting roughly 0.51m above Stovell. - 3.5 The applicant has provided a further drawing which illustrates the visibility splays available onto Tromode Road (2.5m by 90m in each direction).
4.0 PLANNING POLICY - 4.1 The site is located within a 'predominantly residential' area on the Douglas Local Plan (Map No. 3 (North). It is also within the 1 in 100 year flood risk area.
4.2 General Policy 2, Environment Policy 10 and Environment Policy 42 are considered to be relevant in the determination of this application. General Policy 2 reads (in part): '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:
4.3 Environment Policy 10 states in part: "Where development is proposed on any site where in the opinion of the Department of Local Government and the Environment there is a potential risk of flooding, a flood risk assessment and details of proposed mitigation measures must accompany any application for planning permission." - 4.4 Environment Policy 42 states: "New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans."
5.0 REPRESENTATIONS AND CONSULTATIONS - 5.1 Highway Services of the Department of Infrastructure offered no objection to the application on 22.12.2015. - 5.2 The Water & Sewerage Authority (as was) in respect of the previous application recommended that the finished floor level of the proposed dwelling be 500mm above ground level as a minimum:
"The dwelling would be approximately 37m away from the river. The reserved matters application needs to include full details of the finished floor level of the dwelling."
5.3 Douglas Borough Council offered no objection to the application on 04.01.2016.
6.1 The principle of a new dwelling in this location has already been found acceptable. What remains for consideration is the detail now proposed. - 6.2 It is noted in the first instance that the details provided in respect of floor levels are sufficient to satisfy the conditions relating to this attached to PA 14/00053/A. In doing so, it can also been seen that the new dwelling would sit more than 500mm above the existing ground level. Highway safety has been addressed in respect of the previous application, and the access remains good, well-maintained, and visibility in both directions was observed as being good. Environment Policy 10 and parts (d), (h), (i) and (l) of General Policy 2 are therefore considered met. - 6.3 As such, the main issues are those relating to the design of the dwelling and its impact on neighbouring living conditions.
6.4 In respect of the location of the proposed dwelling, it is noted that the applicants are the owners and occupiers of the only dwelling that would be materially affected by the proposal. Stovell is set at an angle and some 28m from the proposed dwelling at its very nearest point. The elevations facing one another at this angle would also be the side elevations. It is therefore considered that the relationship between the two dwellings would be satisfactory. - 6.5 It is noted that there are two applications for new dwellings to the southeast of the site that remain undetermined (PAs 15/01384/B and 15/01385/B). These were submitted very soon after the current application and some time after the AiP was originally approved. However, were these applications to be approved, there would be a sufficient distance between the two other dwellings and that proposed here to enable the satisfactory protection of living conditions for all; this view is reached having some regard to the existence of a robust treeline that prevents views into one site from the other. Part (g) of General Policy 2 is therefore considered met. - 6.6 Turning to the design of the proposed dwelling, then, it is noted that Tudor period detailing and architectural forms are present along Tromode Road albeit that most of the dwellings exhibiting this cannot be seen from the road itself. This would also be true for the proposed dwelling. The design proposed would not be inappropriate when considered against the existing built environment context and the retention of all the trees on the site would enable the green and leafy setting to remain. While with somewhat isolated sites such as this there is always the opportunity to propose a more innovative or bespoke design, the intention to create a dwelling to complement the existing mock-Tudor architectural treatment is considered to be wholly appropriate. Moreover, and while not being an especially imaginative approach, it is further welcomed that the design proposed is unique in terms of built form and site layout and would also strongly reflect the mass, form, detail and finish of the adjacent Stovell, which is probably the main (if not only) dwelling that the proposed new dwelling would ever be read against. It is therefore considered that the proposed dwelling would sit comfortably in both its natural and built environment contexts, in compliance with Environment Policy 42 and parts (b) and (c) of General Policy 2.
7.1 It is recommended that approval be granted subject to the condition mentioned at paragraph 6.2 above. - 8.0 INTERESTED PERSON STATUS
8.1 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.
Recommended Decision: Permitted Date of Recommendation: 11.01.2016 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved must be commenced prior to 17th April, 2018. Reason: to accord with the conditions of the approval in principle.
The development hereby approved relates to the following plans, date-stamped as having been received 14th December 2015: 804/001, 804/003, 804/004, 804/005, and 1406C 01 and 804/002A received on 11th January, 2015.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 12.01.2016 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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