Officer Report

Application No.: 16/01050/B Applicant: Nora Ann Forbes Proposal: Erection of detached dwelling with integral garage Site Address: Strathallan Cliff House Strathallan Road Onchan Isle Of Man IM3 1NN Case Officer : Mr Chris Balmer Photo Taken: 19.10.2016 Site Visit: 19.10.2016 Expected Decision Level: Planning Committee

Officer’s Report

THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE DIRECTOR OF PLANNING AND BUILDING CONTROL DIRECTORATE

1.0 SITE - 1.1 The site represents a parcel of land which is currently used as part of the garden of Strathallan Cliff House which is a large two storey dwelling. The site is located along the southern side of Strathallan Road and east of Summer Hill on the edge of the village boundary of Onchan. - 1.2 The site is set behind an existing 1.8 metre (approx) high render stone wall which runs along the roadside boundary parallel to Strathallan Road. The road side boundary also accommodates an opening for an existing detached garage which has access onto Strathallan Road via a small area of hardstanding which frons the garage. Along this road side boundary, set behind the stone wall are two mature trees (Elm & Sycamore). There are also a number of mature hedgerow/bushes and semi-mature trees along the western boundary of the site. A fence line can also be found along this same boundary which is shared with the adjacent neighbouring property (Coachman's Cottage/Cliff Cottage Bungalow). The site character is a lawned garden. - 1.3 The majority of the application site is set 1 metre below the Strathallan Road level. Furthermore the site has a slight fall in ground level running downwards from north to south.

2.0 PROPOSAL - 2.1 The application seeks approval for the erection of detached dwelling with integral garage. - 2.2 The main dwelling house would be two storeys when viewed form the front elevation, but three storeys in height when viewed from the rear of the property. The footprint of the main dwelling house would be square in shape and would be setback from the Strathallan Road by 9.5 metres. However, the proposed integral garage which is accommodated within a single storey building would be sited fronting the main dwelling house and would run towards Strathallan Road having its gable end wall forming part of the new roadside boundary of the site. - 2.3 A new entrance would be created along Strathallan Road to provide access/egress to the site. - 2.4 The two existing mature trees on the boundary would be removed and two new semimature trees would be planted along the roadside boundary.

3.0 LAND USE ZONING / PLANNING POLICIES - 3.1 The application site is mainly within an area recognised as being an area of "Predominately Residential Use" under the Onchan Local Plan. The site is not within a Conservation Area. - 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application: - 3.3 Spatial Policy 2 states: "Outside Douglas development will be concentrated on the following Service Centres to provide regeneration and choice of location for housing, employment and services

• o Ramsey
• o Peel
• o Port Erin
• o Castletown
• o Onchan

Area Plans will define the development boundaries of such centres so as to provide a range of housing and employment opportunities at a scale appropriate to the settlement."

3.4 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 underused 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."

3.5 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." - 3.6 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." - 3.7 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."

3.8 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."

3.9 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." - 3.10 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards." - 3.11 Onchan Local Plan Order 2000

• O/RES/P/19 - OTHER PARTS OF ONCHAN - 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.
• O/RES/P/20 - EXCEPT WHERE REQUIRED OTHERWISE BY THE LOCAL PLAN, CAR PARKING STANDARDS OF AT LEAST THREE SPACES PER DWELLING WHICH MAY INCLUDE A GARAGE WILL BE APPLIED TO ALL NEW RESIDENTIAL DEVELOPMENT WITHIN THE LOCAL PLAN AREA. PERMISSION WILL NOT GENERALLY BE FORTHCOMING FOR EXTENSIONS OR CONVERSIONS WHICH RESULT IN A LOSS OF PARKING SPACE BEHIND THE BUILDING LINE.

4.0 PLANNING HISTORY - 4.1 The previous planning applications is considered relevant in the assessment and determination of this application: - 4.2 Construction of integral garage and formation of new access doors - 15/01247/B APPROVED. This application which has not been implemented yet was for a new garage to the eastern side of the Strathallan Cliff House which would also serve this existing property also. This current application is a parcel of land to the west side of Strathallan Cliff House.

5.0 REPRESENTATIONS - 5.1 The Onchan Commissioners have no objection (26.01.2017). - 5.2 Department of Infrastructure Highways Services do not object subject conditions (received on 03.10.2016). They comment:

"The proposal is provide a new dwelling within the grounds of an existing dwelling, Strathallan Cliff, on the site of the garage for that dwelling. There is an extant planning approval to demolish the garage and provide car parking at another location within the curtilage for Strathallan Cliff. It would

be inappropriate for the new dwelling to be built prior to the parking being provided under PA 15/01247/B.

Highway Services does not oppose this application subject to the following conditions:

• 1. No work shall commence on site until the car parking provision approved under PA15/01247/B has been provided.

Reason: To ensure that there is sufficient off-road car parking for both dwellings in the interest of highway safety

• 2. Prior to the occupation of any dwelling the garage, car parking and manoeuvring areas shall be provided and remain free from obstruction thereafter. Reason: To ensure that the strategic plan car parking standards are met in the interest of highway safety."

5.3 The Arboricultural Officer - DEFA makes the following comments (received on 17.01.2017): "Following our meeting on site and the submission of the revised plans and tree report I am writing to confirm that I have no objection to this application.

I initially had concerns about the removal of the category B Elm tree due to its high amenity value. However, having visited the site I was able to see that this tree was in fact borderline C/B due to its proximity to the boundary wall. I agree with the tree report that the cost of the complex engineering solutions required to enable retention of the tree are not justified in this instance. The report recommends planting 2 Ulmus lobel as replacements for the roadside trees that will be lost. I am in favour of this and think that, in time, these trees could make a valuable contribution to the street scene. The trees should be large enough to make an immediate impact so a condition should specify the use of extra heavy standards (12-14cm girth at 1m above ground level, _$43.5m tall). The proper installation of the raft planting system will be critical to the success of this planting.

I recommend applying the following condition if this application is to be approved:

Mitigation planting and post planting maintenance shall be carried out in accordance with the Tree Survey and Report prepared by Manx Roots Tree Management submitted in support of the application, including the instructions for the installation of the raft planting system. At the time of planting the trees shall have a girth of 12-14cm measured at 1m above ground level, and be at least

• 3.5m tall. If, within 5 years of planting, either tree is cut down, uprooted, removed, destroyed or dies or becomes, in the opinion of the Department, seriously damaged or defective, another tree of the same species shall be planted at the same location."

5.4 The owners/occupiers of Tremissary House, Strathallan Road, Onchan have objected (received on 26.09.2016 & 13.01.2017) to the application which can be summarised as; loss of light to Coachman's Cottage (occupied by mother in -law) to kitchen and dining room; but real concern relates to any damage to the boundary wall due to the felling of a number of trees which will undoubtedly will have roots under the wall; would like some assurances that any damage to the wall would be repaired and would remain at the same height and condition as it is now; Concern's landslips as application site is above the property of Tremissary House which has suffered subsidence previously; and have concerns of overlooking form the new property to Tremissary House as the application site is above their property, however this would be overcome if the existing dividing wall and height of the hedge on the applicants site is retained. - 5.5 The owners/occupiers of 7 Strathallan Park, Onchan have objected (received on 13.10.2016) to the application which can be summarised as; the proposal would be out of keeping with area which is a lovely residential road with substantial houses set in large gardens, the proposal would increase the density of the area; and parking and traffic implications as Strathallan Road is narrow and sometimes used as a bus route when Port Jack is closed.

5.6 Kaz Ryzner Associates, Chartered Town Planning Consultants write on behalf of the owners/occupants of 6 Strathallan Park, Onchan who object (received on 13.10.2016 & 12.01.2017) to the application which can be summarised as; accept the site is designated as residential but consider the proposal would not fit with the density and character of the existing adjacent dwelling which for the most part along the Strathallan Road are properties of substantial nature set in large plots with extensive large gardens; massing of the property is a concerns is the detailing of the dwelling which will have windows unacceptably intruding into the privacy of neighbouring properties and associated amenity areas; while plans show four parking spaces the ability to access and egress in forward gear appears extremely difficult and could lead to manoeuvring that would require using the very narrow and congested public road; development is premature until such time as parking arrangements for the main house have been fully implemented as approved; proposal results in a gross overdevelopment of the site that will materially adversely impact neighbouring properties, will not be in keeping with the existing character of the immediate area and potentially have unacceptable adverse effects on existing traffic conditions of the narrow and congested public road; proposal is contrary to area plan policies and General Policy 2 (pars b, c, g, h, I and n).

6.0 ASSESSMENT - 6.1 The key considerations in the determination of the application are; (a) principle of development; (b) the potential impact upon the visual amenities of the street scene; (c) potential impact upon neighbouring amenities; and (d) potential impact upon highway safety. PRINCIPLE OF DEVELOPMENT - 6.2 The site is designated as predominately residential use and therefore the proposal for additional residential development is acceptable in terms of complying with the land-use designation. - 6.3 Consideration should also be given to The Isle of Man Strategic Plan which has been adopted (June 2007 & 1st April 2016). Within this document Strategic Policies 1 & 2 require that new dwellings be located within existing sustainable settlements. Spatial Policy 2 also indicates that Onchan being a service centre will "provide regeneration and choice of location for housing, employment and services". - 6.4 More recently update to the Isle of Man Strategic Plan 2016 has been undertaken and adopted, which identified that a total of 2,440 new dwellings is required to be provided between the years of 2011 to 2026 in the east of the Island alone. A total of 5,100 dwellings in required over this same period throughout the Island. - 6.5 Accordingly, given the above reason it is consider the principle of developing the site for residential purposes is acceptable. This is not an automatic reason to allow development, as further material planning matters as indicated previously need to be considered, to determine if a single dwelling on the site is appropriate. THE POTENTIAL IMPACT UPON THE VISUAL AMENITIES OF THE STREET SCENE - 6.6 The Planning Department has a duty to determine whether such proposals are in keeping with not only the individual building/site, but the character and quality of the area as a whole. - 6.7 When turning onto Strathallan Road from the junction with Summerhill the street scene is mainly characterised by residential properties lining both side of the road. These include large detached traditional properties along the southern side of the road and large dormer bungalows to the north within Strathallan Park, albeit the floor levels of these properties are often a storey higher than the Strathallan Road level. Approximately half way along Strathallan Road the character changes, as the land to the north of Strathallan Road is an area of open space (field) albeit a stone wall screens views of this open space from Strathallan Road. To the southern side of Strathallan Road there is the continuation of three larger properties. Overall, the character especially to the southern side of Strathallan Road is made up of residential properties, some of which are close to each other and others have gardens between, although these have roadside boundary walls fronting

• onto Strathallan Road which screening public views into the properties. Accordingly, the overall character and appearance of Strathallan Road, especially in the locality of the application site is of a rather built up and enclosed street scene due to the larger dwellings positioned immediately adjacent to the highway and/or tall roadside boundary walls.
• 6.8 In terms of the proposals the northern gable end wall of the integral garage would become part of the roadside boundary of the site, while the main two storey aspect of the dwelling house would be setback from the road. The proposed dwelling would leave a gap of between 9m and 16m to the neighbouring dwelling Strathallan Cliff House and between 6m to 10m with the side elevation of the neighbouring dwelling Coachman's Cottage. Accordingly, while the existing spacing between properties would be reduced, there would still be space between them that would be similar to, or more than, other properties in the street. The fact the proposed main dwelling house would be set back from the road would also reduce the massing effect of the dwelling within the street scene, albeit there is perhaps an argument in favour of the main dwelling house being closer to the road, given the majority of properties are extremely close to the roadside boundaries along Strathallan Road.
• 6.9 The design of the dwelling with traditional features and gabled roofs is similar to the existing traditional properties in the area. The front elevation would be stepped, rather than a flat elevation, with the inclusion of gable facing features which would give interest to the appearance of the property. The use of Manx stone to the garage walling and painted render to the main dwelling house would also be of benefit, as would the Welsh blue slate to all roofs.
• 6.10 The proposal does involve the removal of two mature trees along the road side boundary, which initially caused concern. However, after further discussion, a detailed tree report and the Arboricultural Officer (DEFA) visiting the site, there is no longer an bjection, subject to two semimature Elm (Ulmus lobel) trees being planted along the roadside boundary as replacements. While the loss of the two mature trees is unfortunate, as commented by the Arboricultural Officer they are category C/B trees (Category A having the highest rating) and their proximity to the boundary walls may require their removal in the near future, irrespective of the planning application current under consideration.
• 6.11 Overall, whilst the proposals will alter the appearance and character of the immediate area, it is not considered this change would be to the detriment of the street scene and in terms of massing, proportion, finish, design and siting; it is considered the proposal would be an appropriate form of development on this site and upon the visual amenities of the street scene, complying with General Policy 2 and Environment Policy 42 of the IOMSP and Planning Policy O/RES/P/19 of the Onchan Local Plan. POTENTIAL IMPACT UPON NEIGHBOURING AMENITIES
• 6.12 The next issue relates to the potential impact of the development upon the residential amenities of neighbouring properties, namely Nr 6 Strathallan Park, Cliff Cottage Bungalow/Coachman's Cottage (one property) and the applicants' current dwelling Strathallan Cliff House. Given the size of the site and number of dwellings, all properties adjacent or opposite to the site will be impacted by the development. Any development would have an impact; the issue to consider is whether the proposed development would significantly impact upon the amenities of the neighbouring properties. The main issue relate whether there is overlooking and/or any overbearing impact upon outlook and/or loss of light.
• 6.13 In terms of overlooking a general guide that planners use is the '20 metres rule' between direct facing windows. A distance over this amount usually means that the level of intusion is at an acceptable level. The 20 metre distance is often reduced within towns.
• 6.14 In relation to Nr 6 Strathallan Park which is located to the north of the site, across the Strathallan Road and whose floor level is set above that of the application site. The closest directly facing window would be the landing window of staircase which would between 23.5m and 34m from

• this neighbouring dwelling. A bedroom window at first floor would also be at a similar distance (slightly more) to this neighbouring property. Overall, it is considered given the distance and the proposed windows do not serve primary habitable rooms (i.e. living room), there would not be significant level of overlooking to warrant a refusal. Again given the siting of the dwelling in relation to the neighbouring property Nr 6, in particular to the proposed main dwelling house; it is considered given the distance and design of the dwelling and Nr 6 ground level being set above that of the application site, it is considered the proposal would have no significant impacts upon loss of light or overbearing impact to warrant a refusal.
• 6.15 Regarding the impact to Cliff Cottage Bungalow/Coachman's Cottage (referred to in this report as Cliff Cottage Bungalow), this property replaced two former dwellings named Cliff Cottage Bungalow & Coachman's Cottage. This dwelling is fairly new, being constructed in the early 2000's. This dwelling has a total of 12 windows which face towards the application site and which would be between 6m and 9.5m away from the west gable elevation of the proposed dwelling. Currently the boundary treatment between the properties consists of a approximately 1.5 to 1.8m high brick wall and a variety of hedges/trees approximately one half to two storeys in height (i.e. approximately level with eves level of neighbouring dwelling). It should be noted that a driveway serving 'Tremissary House' runs between the neighbouring property Cliff Cottage Bungalow and the shared walled boundary.
• 6.16 In terms of overlooking, the proposed dwelling would have a two ground floor windows and three windows at first floor within the west elevation. Two windows at first floor windows are proposed to be obscure glazed (serving en-suites) with the third (serving bedroom) being setback 13m away from neighbouring property. At ground floor there would be a secondary dining room window which could be conditioned to be obscure glazed, and a pair of French doors, which are set back from the western gable end window and therefore would be over 10m from the closest facade of the neighbouring property. The French doors lead onto a raised balcony area and it is considered a condition should be attached to any approval which requires obscure panels along the west elevation of the balcony area, at a height of 1.8 metres. These would prevent overlooking from the balcony towards Cliff Cottage Bungalow, but also views from the French windows. It is considered with these conditions in place the proposal from an overlooking perspective would be acceptable to neighbouring amenities.
• 6.17 In terms of loss of light and/or overbearing impacts upon neighbouring amenities, there are a number of windows within the side elevation of the Cliff Cottage Bungalow which look towards the application site. However, given the brick boundary wall and the substantial landscaping along the boundary, most views towards and within the application site are screened, as is sun light, especially during spring/summer periods. It is important to note that the dwelling Cliff Cottage Bungalow appears to have been designed to take advantage of the sea views in a southerly and easterly direction, as the majority of the main habitable rooms (i.e. lounge/dining room/kitchen) have additional windows within these elevations which obtain their main source of light and outlook. Accordingly, while the proposal will have an impact on light and outlook, it is considered given the substantial number of other primary windows serving these main habitable rooms, it is not considered the proposal would have a significant impact upon residential amenities to warrant a refusal.
• 6.18 The final property most likely to be affected by the development would be Strathallan Cliff House, which currently the applicant owns. Arguably, it is this property that may be impacted by the development most, given the setback of the main part of the new dwelling. The proposed dwelling would be 9m at its closets point to the gable end of Strathallan Cliff House and would project past the rear elevation of Strathallan Cliff House by approximately 8 metres. There are a total of four windows within the proposed east gable elevation which would look towards Strathallan Cliff House. All of these windows should be conditioned to be obscure glazed (serving 2 toilets, porch & secondary living room window); this would prevent any overlooking. Again in terms of loss of light and outlook, the proposal will have an impact. However, given the distance, siting and design of the proposed dwelling from the neighbouring property and given the primary habitable

• rooms of Strathallan Cliff House would not be significantly adversely affected by the development, the proposal would be acceptable to the amenities of the occupants of Strathallan Cliff House. Consideration is also given that Strathallan Cliff House would still be served by substantial gardens to the side and rear of the property.
• 6.19 In terms of other neighbouring properties potentially affected namely Tremissary House and Nr 7 Strathallan Park; it is considered while there may be some impacts caused by the proposed development, these are reduced compared to the properties mention in the previous paragraphs of this report. In summary it is considered the distance, topography of the land, boundary features and the siting, size and design of the proposed dwelling are such that the impacts would not be so significant to amenities to warrant a refusal. POTENTIAL IMPACT UPON HIGHWAY SAFETY
• 6.20 Concerns have been raised in relation to the additional traffic generated by the proposed development and whether the existing highway network can accommodate this increase in traffic. Highway Services have considered the scheme for a single dwelling and have not raised any objection in relation to this concern.
• 6.21 In terms of off street parking provision the IOMSP requires a dwelling to be provided with two off road parking spaces. The proposal includes a total of at least two off street parking spaces within the garages and driveway, which is also shown to have a 6.5 metre turning circle to ensure cars can enter onto the road in a forward gear. Accordingly, the parking provision complies with the requirements of the IOMSP.
• 6.22 Highway Services have considered the parking provision, access and impact upon the highway network by the traffic generated by the development and have raised no objection. Accordingly given these reasons and the lack of any objection from Highway Services it is considered the application from this perspective is acceptable subject to the conditions indicated by Highway Services being attached.

7.0 RECOMMENDATION - 7.1 Overall, it is considered the proposal would be an appropriate level of development which would have no significant impacts upon the visual amenities of the street scene, impacts upon neighbouring amenities, or result in significant impact upon the on street parking in the area. It is therefore recommended that the application be approved.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (d) The Highways Division of the Department; and
• (e) The local authority in whose district the land the subject of the application is situated.

Department of Environment, Food and Agriculture - Forestry, Amenity & Lands are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.

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.

8.2 In line with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application 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 owners/occupiers of Tremissary House, Strathallan Road, Onchan - 8.3 In line with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:

• 7 Strathallan Park, Onchan 6 Strathallan Park, Onchan

Recommendation Recommended Decision: Permitted Date of Recommendation: 22.02.2017 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions

• 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. Obscure glazing (Pilkington level 5 or equivalent) shall be installed and retained thereafter in the east elevation of the three ground floor windows (toilet, living room & porch) and the circular first floor window (bathroom), and in the west elevation of the ground floor window (dining room) and the two first floor windows (bathrooms). Reason: To preserve the amenities of the occupants of the adjacent dwelling.
• C 3. Prior to the commencement of any works hereby approved a detailed scaled plan is required to be submitted to and approved in writing by the Department which shows a 1.8 metre high obscure glazed screen or similar posited along the western edge of the rear roof terrace (above the gym/playroom). This approved scheme is required to be erected prior to the occupation of the dwelling and maintained and retained thereafter. Reason: To preserve the amenities of the occupants of the adjacent dwelling.
• C 4. Mitigation planting and post planting maintenance shall be carried out in accordance with the Tree Survey and Report prepared by Manx Roots Tree Management and shown on drawing PA15 all submitted in support of the application, including the instructions for the installation of the raft planting system. At the time of planting the trees shall have a girth of 12-14cm measured at 1m above ground level, and be at least 3.5m tall. If, within 5 years of planting, either tree is cut down,

uprooted, removed, destroyed or dies or becomes, in the opinion of the Department, seriously damaged or defective, another tree of the same species shall be planted at the same location.

Reason: To ensure the provision of an appropriate landscape setting to the development.

• C 5. The development hereby approved shall not be occupied or operated until the means of vehicular access has been constructed in accordance with the approved plans, and shall thereafter be retained for access purposes only. Reason: In the interests of highway safety.
• C 6. The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.

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

• C 7. No development shall take place until full details of both soft and hard landscaping works have been submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include planting to the side and rear boundaries of the site. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the hereby approved dwelling, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. The hard landscaping should include details of the surface finish of the driveway and footpaths around the dwelling. The hard landscaping works shall be completed in full accordance with the approved details prior to the first occupation of the dwelling. Reason: To ensure the provision of an appropriate landscape setting to the development.

This approval relates to drawings reference numbers PA12A, PA13A, PA14, SP1A, PA11C, S1B, PA15 and Tree Survey and Report - Manx Roots Tree Management - (updated 8th December) received on 9th September 2016 and 23rd December 2016.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

Decision Made : …Permitted.. Committee Meeting Date:…06.03.2017

Signed :……C BALMER…………….. Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES See below

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.

Planning Committee Decision 06.03.2017

Application No. : 16/01050/B Applicant : Nora Ann Forbes Proposal : Erection of detached dwelling with integral garage Site Address : Strathallan Cliff House

Strathallan Road Onchan Isle Of Man IM3 1NN

Presenting Officer : Mr Chris Balmer

Addendum to the Officer’s Report PLANNING COMMITTEE 06/03/2017 Erection of detached dwelling with integral garage - Strathallan Cliff House, Strathallan Road, Onchan - 16/01050/B After discussion the Planning Committee disagreed with the recommendation and APPROVED the application, with the following condition attached:

• C 8. Prior to the commence of any works hereby approved the construction of integral garage and formation of new access doors to Strathallan Cliff House as approved under planning application 15/01247/B (or any subsequent application for a similar scheme) is required to be completed and available for use by the occupants of Strathallan Cliff House.

Reason: To ensure that there is sufficient off-road car parking for both dwellings in the interest of highway safety

Further, as to party status the Planning Committee considered that the owners/occupiers of Tremissary House, Strathallan Road, Onchan and Cliff Cottage Bungalow/Coachman's Cottage (single dwelling) were close enough be accorded Interested Party Status. Concerns of the owner of Cliff Cottage had been expressed in the objection from the occupiers of Tremissary House. On that basis the members also extended interested person status to the owner of that dwelling.