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Application No.: 17/00410/B Applicant: Frank Worral (IOM) Ltd Proposal: Erection of detached dwelling with associated parking on land adjacent to existing house Site Address: Mevania Lewthwaites Way Port St. Mary Isle Of Man IM9 5AB Case Officer : Miss Lucy Kinrade Photo Taken: 23.06.2017 Site Visit: 23.06.2017 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 04.10.2017 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
Reason: To ensure that sufficient provision is made for off-street parking for vehicles associated to 'Mevania' in the interests of highway safety.
Reason: To ensure that sufficient provision is made for off-street parking for the approved dwelling in the interests of highway safety.
This approval relates to drawing number 1703/PL/1001 Rev C and supporting statement both date stamped and received 05/09/2017 _______________________________________________________________ Interested Person Status – Additional Persons NONE _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is the residential curtilage of an existing residential property located on a modest corner plot on the southern side of Lewthwaites Way in Port St Mary. Mevania is an existing two storey semi-detached property that has a front elevation facing over the small un-adopted cul-de-sac of Lewthwaites Way while its rear elevation faces over a small garden area and towards a single storey industrial unit at the rear. - 1.2 The side gable elevation connects with the garden area that wraps around the corner of the plot to the front elevation and abuts an unpaved lane on the eastern side that serves the rear of the properties fronting Bay View Road. Within the garden area is an existing oil tank and gas bottles storage area and towards the rear elevation is an existing single storey garage that opens out on to the side access lane.
2.0 THE PROPOSAL - 2.1 Proposed is the demolition of the existing garage and the erection of a new two storey detached dwelling within the existing residential curtilage of Mevania. The property will be approx. 5m wide and 10m long and will have a roof height and form to match with the existing roof of Mevania. - 2.2 The property will have a front elevation facing Lewthwaites Way comprising a front door and three windows, a rear elevation facing over the rear yard and towards the single storey industrial unit comprising two windows, and an east side elevation stepped back from the side access lane comprising two high level windows and a single access door. A small path is proposed along the west side elevation between Mevania and the new dwelling, this elevation has no windows proposed but does have one single access door at ground floor. - 2.3 The proposal includes the creation of two parking spaces at the front of both the application site and existing property Mevania. At the rear of each property is an area of private walled garden amenity space. - 2.4 The proposed dwelling will be finished in a smooth painted render and will include an area of weatherboard cladding to the front elevation. The same weather board cladding is also proposed as a feature on the bay windows on the front elevation of Mevania. - 2.5 The proposal as stated follow from extensive discussions with the Highway Services regarding the provision off road parking spaces.
3.0 PLANNING HISTORY - 3.1 The site has been subject to a number of previous planning applications including one for the erection of garage with residential accommodation above PA 98/00780/B that was refused by the Planning Committee in 1998, and one for the erection of an extension to the existing dwelling PA 00/02339/B that was refused by the Planning Committee and considered to be an overdevelopment of the site and to detriment residential amenity. The same application was taken to appeal and an Inspector concluded that no objections were raised by
local neighbours and that the key considerations for the application were the impacts on the amenity of existing and future occupies. The Inspector indicated that the loss of the garage and garden area that were currently of very little use was not significant enough to cause concern and on balance the creation of the internal amenity space would counteract the loss of the external amenity space and benefit the dwelling as a whole. The application was granted full approval although never implemented.
4.1 In terms of local plan policy, the application site is within an area zoned as Mixed Use under the Area Plan for the South 2013 and just outside of the area designated as the proposed Port St Mary Conservation Area. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy considered specifically relevant to the assessment of this current planning application: - 4.3 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:
4.4 In addition to this A.7.6 of Appendix 7 of the same strategic plan is also considered materially relevant where it indicates the need of 2 parking spaces for any new residential unit but also indicates that the standards may be relaxed where development:
5.1 Port St Mary Commissioners have commented on each of the submitted revised plans indicating no objection to the proposals. Following the submission of the most recent drawings dated 05/09/2017 Port St Mary Commissioners stated no objection (03/10/2017). - 5.2 The Department of Infrastructure have commented that the proposal has a requirement of providing a minimum of 2 parking spaces per dwelling; a total of 4. Only 1 parking space is provided and there is no justification for accepting any reduction in the car parking standard which results in an increase in demand of on street parking potentially impacting traffic flows and road safety and as such oppose the application based on the failure to comply with Transport Policy 7 (05/05/2017). - 5.3 The agent submitted amended drawings indicating 2 parking spaces at the front of the dwellings to appease the above concerns. Highway Services commented on the application
6.1 The application proposes the erection of a new two bedroom dwelling within the existing curtilage of a residential property located in the town centre of Port St Mary. The fundamental issues to considered in the assessment of the application is whether the proposal impacts the amenities of the neighbours, provides and retains suitable amenity for both the existing and proposed property and whether or not the proposed development will impact the local highways. PORT ST MARY - 6.2 The existing site is located within an area of Port St Mary designated as 'mixed use' on the Area Plan for the South 2013. Port St Mary town centre comprises a number of restaurants and local shops with residential accommodation above, small garage units, furniture repair shops and laundrettes all of which are encircled and intertwined with two and three storey period terrace residential properties and sporadic smaller traditional Manx cottages of one and half or two storey design. - 6.3 Lewthwaites Way sits to the south of the main road running directly through Port St Mary and behind the terraced properties which line Bay View Road. Lewthwaites Way is not a through road, it provides access to the semi-detached residential properties of Mevania and Malew and terminates at a field gate which directly accesses the school fields of Scoill Phurt Le Moirrey. ACCEPTABILITY OF NEW DWELLING - 6.4 The erection of a new residential unit in a 'mixed use' area is acceptable and development of which would not be out of the ordinary. The success of a proposal here would be based on its ability to demonstrate limited impacts on the appearance of the street scene, limited impacts neighbouring amenities and on highways and equally manage to display its own suitable level of amenity space. STREETSCENE AND DESIGN - 6.5 Due to its location beyond the main public thoroughfare it's not expected that its development will significantly impact the character of the area. The unit in terms of its mass and design replicates the form and proportion of the semidetached properties next door. Passing views from the main road towards the unit and the adjacent semidetached properties may appear to form a terraced appearance. While this is usually to be avoided the character of Port St Mary town centre is predominately terraced and it would not be an unusual feature.
6.6 The proposed two storey residential property aforementioned matched form, height, length and proportion of the adjacent properties, the new dwelling however being slightly smaller in width. The scheme proposes a painted render finish and roof tiles to match the existing, the application also proposes the installation of weather board cladding on both the front elevation of the new dwelling and the existing front elevation of Mevania. The inclusion of which will help to create a uniform appearance throughout the two properties and help to reinvigorate the area. - 6.7 As existing the surrounding area and corner plot of the site appears unkempt. The removal of the existing single garage of poor form and its replacement with the new development would help to tidy the area. Previously the site has had approval for an extension to the existing dwelling not to dissimilar in size and mass to the proposal now, the scheme before us is not significantly different. The conclusion of the previous application was that the creation of the internal amenity space for the dwelling counteracted the loss of the external amenity space. The proposal now for a new residential unit must be considered to have suitable amenity space for both the existing and proposed. IMPACT ON NEIGHBOURS - 6.8 The proposal will generate a new residential unit. The area is already populated by a number of residential flats, apartments and town houses. The creation of a new property is not expected to significantly impact this. Directly adjacent to the site is an existing block of flats in front of which is an area of hardstanding for the parking of vehicles associated to the flats and the access lane connecting Lewthwaits Way and Victoria Road. The removal of the existing single garage and the erection of the new dwelling is not expected to adversely impact the general outlook from here. - 6.9 On the side elevation facing the adjacent flats is a single access door at ground level and two high level bathroom windows on the first floor. The limited apertures here reduce privacy impacts on the adjacent residential flats, although views are achievable from the public highway at any time. IMPACT ON HIGHWAYS - 6.10 Mevania is current served by one off road parking space which the current proposal retains albeit located within the front garden of the existing dwelling. The new dwelling equally proposes one off road parking space to match with the provisions of the neighbour, also located on the front elevation. The application is additionally supported with a statement which highlights the proximity of local public transport route, the sustainable locality to restaurants, convenience shops and schools all of which allow for a reduction in the parking standards indicated in the Strategic Plan. Highway Services have accepted the reduction in parking standards and in order to ensure parking is provided have recommended two condition should the application be recommended for approval. - 6.11 At present visitors to the area can park on the road of Lewthwaites Way without time restrictions. The main road equally allows on road parking however this has park and display time restrictions. Within approx. 100m of the site is an existing public car park providing parking free for up to 18hours. It is not expected that the coming and goings of people visiting the site will adversely impact highway amenity or safety of Port St Mary. PROVISION OF PRIVATE AMENITY - 6.12 Often is the case of residential properties in town centre locations that many have limited or no external amenity space. Especially those which are located above existing ground floor retail units or those which have been created through division of town houses into individual units with shared external amenity. Provision of parking for each residential unit can equally be deficient although town centre locations benefit from being within proximity to sustainable public shop, school and recreational areas all of which reasonable achievable by foot.
6.13 The proposal here ensures at least one off road parking space for each residential unit by use of its occupants. These spaces both located at the front of the dwellings and meet highway standards. Should any additional vehicles require parking, space is available through on road parking or at public car park. - 6.14 From the front each property retains a reasonable level of outlook over the front parking area and the public highway, beyond which is the residential curtilage of The Old Surgery and Scoill Phurt Le Moirrey. At the rear, each dwelling is provided with an area of approx. 18 sq m of personal external amenity space. This area provides suitable space for bin storage, area for drying of clothes, storage of private items such as bicycles and a private area for personal enjoyment.
7.1 The proposal creates a new two bedroom dwelling within a town centre area of mixed use properties. The new dwelling is located within the existing curtilage of a semidetached property along Lewthwaites Way and on the corner with an access lane linking to the Victoria Road. The proposal removes an existing single garage or poor and unkempt form and its replacement with a new two storey unit which matched the form, mass and design of the existing property Mevania. - 7.2 The proposal will have limited impacts on the adjacent neighbours in terms of privacy and amenity, also noted that no objections have been raised by surrounding residents. The application has included suitable provision of parking and considered to have limited highway impacts; the proposal meets a standard considered acceptable by the Highway Services. The application provides the new dwelling and the existing dwelling with their own individual private and personal amenity space. The owner Mevania is the applicant for the proposed scheme and has no concerns or objections to the development, equally the Local Commissioners have reviewed all the submitted information and revised drawings for the proposal and have not raised any concerns or objections to the development. - 7.3 Overall the proposal is considered by means of its mass, design and size to respect the site and the surrounding buildings, it is not considered to adversely affect its neighbours privacy or amenity or detriment the character of Port St Mary. The proposal provides suitable parking provision for each dwelling and is within reasonable distance of existing public transport routes to lessen demands on on-street parking. Both properties will have suitable private amenity space and will be finished with matching materials to improve the overall visual appearance. - 7.4 The application is considered acceptable and to meet with relevant parts of General Policy 2 and (d) of Appendix 7 of the IOM Strategic Plan 2016.
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:
8.2 The Planning Committee must determine:
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 26.10.2017 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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