Planning Officer Report Recommendations

Case Officer : Miss S E Corlett Photo Taken : Site Visit : Expected Decision Level : Planning Committee

Officer's Report

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS THE PREVIOUS APPLICATION FOR APARTMENTS WAS CONSIDERED BY THE PLANNING COMMITTEE

1. The Site

The site represents a piece of land which lies to the north west of Shore Road, stretching to Mount Gawne Road to the north. The site lies between residential development - Avondale, a two storey rendered, relatively new property to the immediate north east, Dolphins (now referred to as Seascape), immediately to the rear, with its access onto Mount Gawne Road and The Mount to the north west and its long front garden to Shore Road, immediately to the south west.

2. The site accommodates a number of buildings - Nooklands, a red tiled roofed dormer bungalow on the south western side, and Motorlands - a large span commercial garage which is divided into three parts - a large industrial style sheeted warehouse building on the south western side, a three storey pebble dashed building to the north east of this and to the rear of this, a pitched roofed structure with flat roofed projection on the front (annotated as The Moorings), set back from Shore Road but built almost right up to Mount Gawne Road. The site is presently unused or used very lightly - on previous site visits there were as few as three vehicles parked in front of The Moorings and Nooklands did not appear to be occupied.

3. The site lies level with Shore Road and then steps up by approximately 4m to the level of the garden of Seascape.

The Proposal

4. Proposed is the principle of the demolition of all buildings on the site and their replacement with three detached dwellings. The plans submitted show the footprint of three dwellings on three plots - each between 23, and 27m wide. Each is set back from the highway by between 8m and 15m, which is generally more than the existing buildings on the site are set back.

5. The plans illustrate that three dwellings can be accommodated on the site together with sufficient space for amenity space and car parking and manoeuvring. Access to each property would be directly from the highway. A cross sectional drawing has been provided to illustrate

Application No.:	12/00298/A
Applicant:	Bonville Finance Ltd
Proposal:	Approval in principle for the erection of three detached dwellings
Site Address:	Former Motorlands Garage Site
Shore Road
Bay Ny Carrickey
Port St. Mary
Isle Of Man
IM9 5LY

the potential height and profile of the dwellings: each has a gable ended roof and all would be taller than the existing buildings by between 400mm and 2m.

Planning Status And Policy

1. The site lies within an area designated on the Town and Country Planning (Development Plan) Order 1982 as Existing Residential. On the draft Southern Area Plan of January 2011 the site is part of the open countryside which is identified as Incised Inland Slopes.

Planning History

1. The following applications have been submitted in respect of this site:

PA 84/00013/B - conservatory and stairs, motorlands garage, Shore Road, Rushen Status - Permitted

PA 84/00246/B - Fitting of aluminium framed windows to existing openings. Motorlands Ltd., Shore Road, Gansey, Rushen. Status - Permitted

PA 86/00899/B - General alterations and renovations, Motorlands, Shore Road, Gansey, Rushen Status - Permitted

PA 88/1095 - Extension to form sun-lounge and store/carport, rear of existing property, Motorlands, Shore Road, Rushen. Status - Application Permitted on Review

PA 88/01765/A - Approval in principle to reinstate retail petrol filling station, Motorland Ltd., Shore Road, Gansey, Rushen Status - Permitted

PA 01/02110/A - Approval in principle for demolition of existing buildings and erection of apartments Status - Permitted - 22nd February 2002

PA 04/00095/A - Approval in principle for the erection of a block of eighteen apartments with basement parking and garaging to replace Status - Refused - 26th April 2004

PA 06/01361/B - Demolish existing dwelling and erection of a replacement dwelling with integral garaging Initial Decision - Permitted - 29th September 2006

PA 09/2108 - demolition of existing buildings and erection of fourteen apartments - withdrawn and

PA 10/0618 - erection of a block of seven apartments - refused initially and on appeal for reasons relating to the visual impact of such a large building in the streetscene and the impact of glazing on the property to the rear. The Inspector comments that separate dwellings may be more acceptable in the streetscene.

Representations

1. Rushen Parish Commissioners support the application, noting that the dwellings may be high but the opportunity presents itself for attractively designed dwellings which will enhance the character of the streetscene.

1. Highways Division seek a deferral as it has not been demonstrated that adequate visibility (2m by 90m) has or could be provided.

1. The Manx Electricity Authority seeks consultation regarding existing and proposed electricity supplies. The existing supplies are not overhead and as such this is not a material planning consideration and should not be referred to in the planning decision notice.

1. The Isle of Man Water and Sewerage Authority indicates that they do not oppose the application provided that the provisions of the Sewerage Act are adhered to and the development is connected to the main sewer with no surface water discharged thereto. Details of this should be provided with the application(s) for the reserved matters for the dwellings.

1. The owner of Seascape to the rear of the site requests party status in respect of this application but makes no comments regarding the scheme.

Assessment

1. The proposal follows advice given previously for the appropriate redevelopment of the site and the principle of houses rather than a large apartment building is welcomed. Provided that the dwellings are of an appropriate design and not all the same then the development will enhance the character and appearance of the streetscene. The use of hipped roofs would provide a less intense form of development and result in a reduced impact on the property to the rear. The use of hipped roofs is a feature of the streetscene in the vicinity – Reinwood and Roylin are particularly attractive examples of this and many of the properties fronting Shore Road have such features. The character of Shore Road is, however, very much of mixed designs and different massings and styles of buildings and as such it is important that what is built on this site follows this.

1. The dwellings may appear tall but as their appearance will inevitably be more attractive than what exists and there will be breaks between each, the impact will be less great than the existing. As such the application is recommended for approval.

Party Status

1. The local authority, Rushen Parish Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. The Isle of Man Water and Sewerage Authority is a statutory authority and as such should be afforded party status in this case.

1. The owners of Seascape are immediately alongside the site and as such should be afforded party status.

1. The Manx Electricity Authority raises issues which are not material planning considerations and as such should not be afforded party status.

1. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Planning Authority in writing before any development is commenced.

C 2. The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission.

C 3. The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the later.

C 4. The application(s) for the reserved matters must demonstrate that the proposed dwellings vary from each other in massing and design to reflect the mixed character of the development fronting Shore Road.

NOTE: the use of hipped roofing for one or more of the properties is encouraged which will introduce more significant breaks at roof level and will also reflect the use of this feature in the locality.

C 5. The application(s) for reserved matters must demonstrate that each dwelling has an access which affords visibility for 2m by 90m in each direction.

C 6. This application relates to the principle of the demolition of all existing buildings on site and their replacement with three detached dwellings, as shown generally in drawings SC1140/P/10-02 and 01 both received on 28th February, 2012.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005

Signed : Samowitt Presenting Officer

Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate

YES/NO