Loading document...
Application No.: 17/00960/B Applicant: Mr Gary Blackburn Proposal: Erection of a detached dwelling Site Address: Land Adjacent To The Quadrant Phildraw Road Ballasalla Isle Of Man Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.10.2017 _________________________________________________________________
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 the development has an appropriate landscaped setting in accordance with Planning Circular 8/89.
Reason: The landscaping of the site is an integral part of the scheme and must be implemented as approved.
This approval relates to drawings P10-01, P10-02, P10-04, P10-05, P10-06 and P12-01 all received on 8th September, 2017. _______________________________________________________________
none _____________________________________________________________________________
Officer’s Report THE SITE
1.1 The site is a parcel of land, currently an open field, which lies on the western side of Phildraw Road, to the south of and part of land owned in association with, an existing dwelling known as The Quadrant. This is a relatively modern property which sits within a rather arbitrarily defined residential curtilage which comprises mown lawns within an otherwise unmanaged field. - 1.2 An existing dwelling, Langdale lies to the south west of the site and set slightly further forward on the site than The Quadrant - some 60m or so from the public highway. - 1.3 The site represents again a somewhat arbitrary part of the overall area but which reflects previous approvals for the residential development of the site for two dwellings, including either the retention or redevelopment of The Quadrant as a single property. The site is approximately half of the available area and includes all of the frontage of the site to Phildraw Road. The site extends to around 135m from Phildraw Road to the north west. - 1.4 The site slopes upward to the north west increasing in level by around 6m over the length of the site. THE PROPOSAL
2.1 Proposed is the erection of a dwelling within the area edged red, together with the creation of a new access off Phildraw Road, as previously approved (see planning history). The existing access serving The Quadrant is to be blocked off and a new means of access is shown within the northern part of the site, from the new access off Phildraw Road, to serve the existing or any redeveloped property on this part of the site. As the red line does not include the line of the new access drive, it would not be possible to approve this as part of the current application but it is helpful that this information is provided as it demonstrates that the existing access, which affords poorer visibility than the proposed one, could be blocked up and the new access which is proposed in the current application, used to provide access to this property - ie what is proposed will not prejudice the provision of a better access to serve the existing property or any redevelopment thereof. - 2.2 The new dwelling will sit, at closest, 33m from Phildraw Road with the dwelling set out as a series of three rectangles adjoining each other and will sit in 1.42 acres. The design of the property is a modern interpretation of a simplistic, barn-type building form with crisp, rectangular walling, some parts finished in painted render and others in stone and timber or timber effect cladding, all under a natural slate roof. Windows are to be framed in dark grey powder coated aluminium with similar coloured rainwater goods.
2.3 The building has considerable areas of glass, particularly on the east and western elevations (those that face generally towards Phildraw Road and out to the agricultural land to the north west of the site. The elevations facing north and south, ie The Quadrant and Langdale, have fewer windows and glass. The elevation facing The Quadrant has three garage doors with single light windows above which serve a sitting room and bedroom which are part of a proposed guest suite. The elevation facing Langdale contains three ground floor windows which serve the garage and a sitting room, bedroom and bathroom window all of the guest suite along with a guest bedroom which is part of the main accommodation (the guest suite has its own separate access from alongside the garage doors and is not accessible from within the existing house other than at ground floor level from the kitchen to the staircase alongside the garage. Two windows are below this, serving a boot room and a utility room. - 2.4 The elevation facing Langdale will also have a balcony at first floor level but this is provided with a solid wall on the southern side preventing a direct view towards the south. This elevation is 15m from the boundary with Langdale with the nearest part of Langdale being 20m to the south west of this. The site plan shows the introduction of a row of new trees on the southern boundary between the two properties. - 2.5 The property will be drained to a new surface water drainage system designed to suit the ground conditions with a new Biodisc and tail drainage system to accommodate the foul sewage. Both of these are proposed between the front of the house and Phildraw Road. - 2.6 A pond is proposed between the back of the house and the western boundary. This will be no deeper than 1.2m and around 13.5m by 15.5m at the widest points. The depth of the pond will be stepped with appropriate planting within and at the margins. - 2.7 The access provides visibility of 60m to the nearside carriageway to the north and 73, to the far side and in a southerly direction, visibility of 83m. This is achieved by the setting back of the existing hedge which involves the removal of a number of existing self-set trees within the existing roadside hedge and the provision of a grass verge within the visibility splay leading up to the recessed bank supporting the site behind and topped with a post and wire fence with new trees planted within the site alongside this boundary. PLANNING POLICY
3.1 The site lies within an area designated on the Area Plan for the South as Proposed Low Density Housing in Parkland. This requires that development takes the form of substantial and well designed and finished dwellings which sit within at least 1 acre of their own landscaped grounds. This guidance is found in Planning Circular 8/89. PLANNING HISTORY - 4.1 Planning approval has most recently been granted for the principle of the development of a dwelling on the site together with the details of the access which is identical to that proposed in the current application. REPRESENTATIONS - 5.1 Highway Services comment that the proposed dwelling will be accessed off the previously approved access from planning application no 16/01354/A. As a result, the development is considered acceptable. Please attach the conditions as per the above consent.
5.2 Malew Parish Commissioners indicate that they do not oppose the application (05.10.17). ASSESSMENT - 6.1 The issues in this case are whether the proposed dwelling would have a satisfactory impact on the character and appearance of the area and secondly, whether the development would have any adverse impact on the living conditions of those in adjacent property, particularly Langdale and The Quadrant and in the latter case, taking into account that this property may well be re-developed in the future and whatever is approved in this case, needs not to
prejudice that. It should also be noted that both that property and the application site are within the same ownership at the present time.
6.2 The policy requirement is that any dwelling on the site is well designed and finished and has the character of a dwelling sitting in its own landscaped grounds. The site is of a size to comply with this and what is proposed is a well designed building which has characeristics of both traditional and modern architecture and creating a sizeable property which, it is considered will sit comfortably within its own site. The landscaping which is proposed will not dominate the site but will soften and compliment the buildings and the proposed pond will enhance the appearance of the site and its attraction to wildlife. Details of the species of trees to be planted should be approved before the development commences.
6.3 It is considered that there is sufficient distance between both existing properties and the proposed dwelling sufficient to prevent any uncomfortably overlooking or inter-visibility issues. CONCLUSION - 7.1 It is considered that the development accords with the relevant policy and is supported. INTERESTED PERSON STATUS - 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:
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: 13.10.2017 Determining officer
Signed : C BALMER Chris Balmer Senior Planning Officer
Copyright in submitted documents remains with their authors. Request removal
