DEC Officer Report

Application No.: 19/00933/B Applicant: Colin Eastwood Proposal: Landscaping and removal of chimney stack (part retrospective), alterations, installation of two dormers, addition of flat roof, creation of off road parking and vehicle access Site Address: Woodford Highfield Drive Baldrine Isle Of Man IM4 6EE Principal Planner: Mr Chris Balmer Photo Taken: 18.09.2019 Site Visit: 18.09.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.10.2019 _________________________________________________________________

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. Within one month of this decision notice full details of 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 details of new planting (including tree planting) showing, type, size and position of each. 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 occupation of the dwelling. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. Details of the hard landscaping works include footpaths, fencing and hard surfacing materials. The hard landscaping works shall be completed in full accordance with the approved details prior to the occupation of the dwelling.

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

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 22nd August 2019. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is Woodford, Highfield Drive, Baldrine, which is a dormer bungalow which is sited on the western side of Highfield Drive and north of Baldrine Road, in Baldrine.

2.0 THE PROPOSAL - 2.1 Full planning approval is sought for landscaping and removal of chimney stack (part retrospective), alterations, installation of two dormers, addition of flat roof, creation of off road parking and vehicle access.

- 3.0 PLANNING HISTORY

3.1 There are no previous planning application which are considered relevant to the determination of this proposal. - 4.0 PLANNING POLICY

4.1 The application site is within an area zoned as 'Predominantly Residential' in the Laxey and Lonan Area Plan Order 2005.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contain one policy that is specifically material 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:

• (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."

4.4 Residential Design Guide July 2019 "6.3 DRIVEWAYS AND FRONT GARDENS

• 6.3.1 Front gardens provide an important physical boundary between a dwelling and the public realm. They can enhance the privacy of a dwelling, as well as filtering out the noise and air pollutants produced by pedestrians and motorised traffic. Front gardens with perimeter walls, hedges or fences can offer safer spaces in which children can play and they often contribute to the natural habitat of wildlife. Urban green space has a positive effect on health and wellbeing, by enhancing sensory and aesthetic awareness.
• 6.3.2 Increased car ownership and the resultant increase in demand for parking spaces has led to congested roads and has prompted many households to consider transforming their front gardens into a hardstanding to provide off-street car parking. Using good design and a little imagination it is possible to combine parking provision with an attractive and welcoming front garden. It should be noted that for properties within Conservation Areas, in particular terraces, the creation of new access/openings may unacceptably disrupt the rhythm, appearance and character of the existing street scene/Conservation Area and is unlikely to be supported. In such areas, parking to the rear may be a more acceptable option.
• 6.3.3 It should be acknowledged that car parking in front gardens does not necessarily increase the overall amount of car-parking capacity within an area. The creation of an offstreet space normally requires the provision of a new access, which can result in the loss of at least one on-street parking space. Proposals which do not result in a net benefit are unlikely to be supported.
• 6.3.4 Proposals which result in the loss of more than 50% of the existing front lawned/landscaped garden will not normally be supported, to ensure the character of the street scape is retained and avoid frontages of properties appearing as one large car parking area, detrimental to the appearance of the street scene and to the outlook of residents. It is important that the design of a driveway maintains a balance between hard and soft landscaping and contributes positively to the street scene. Proposals are unlikely to be supported where they do not meet the following guidelines:

• the area intended for the driveway should be the minimum space necessary (see the Manual for Manx Roads);

• o where possible, the impact of the driveway is lessened by retaining mature trees and shrubs and/or creating areas of new planting (for example, a planted strip or hedge between the vehicular and pedestrian access can help to break-up the appearance of the hardstanding whilst planting around the fringes of the driveway can also be used to good effect and may be used to help screen the vehicle);
• o if an opening is made in an existing wall, fence or other boundary feature, the ends should be made good with matching or sympathetic materials (i.e. pillars);
• o where possible, separate pedestrian access should be retained/provided (existing gates should normally be retained and any new gates should not open out over the highway);
• o any new gates, walls, fences or other boundary features should reflect the traditional style of the local area;
• o consideration should be given to a strip of grass or gravel placed in the centre of the hardstanding can hide leaked oil and maintain the look of a front garden; and
• o parking spaces should be avoided directly in front of any Primary Window as the resulting
• outlook can be undermined by the presence of parked cars.

• 6.3.5 The cumulative impact of the creation of a large number of impermeable surfaces within an area can lead to a material increase in run-off during rainfall events, potentially causing localised flooding. Therefore, proposals are unlikely to be supported unless they adopt one or more of the following approaches:

• o utilising an existing green or gravel area;

• o guiding water away from any impermeable area towards a vegetated area, or soakaway; and/or
• o constructing a driveway from block paving or other permeable surface (i.e. loose gravel and resin bound gravel (prevents gravel spilling onto highway) or matrix pavers or cellular paving
• or brick pavers or permeable bitmac)."

- 5.0 REPRESENTATIONS

5.1 Garff Parish Commissioners have no objection (received on 10.09.2019). - 6.0 ASSESSMENT

6.1 The main considerations are the potential visual impact of the proposal upon the property and street scene; the potential impacts upon neighbouring amenities; and potential impact on parking provisions. POTENTIAL VISUAL IMPACT OF THE PROPOSAL UPON THE PROPERTY AND STREET SCENE

6.2 The proposed works to the front elevation namely relate to the creation of a new access and creating a parking area to the front of the dwelling; albeit given the level differences of the site, the proposal would create a stepped terrace from the new parking area, to the front garden/raised terrace, to the finish floor of the main dwelling. Planting areas would be retained between the parking and the raised terrace area and along the side boundaries of the site. - 6.3 As outline in the Residential Design Guide; there is a generally presumption that 50% of the front garden area should be retained. This site/area is a bit more unique, where similar arraignments have been approved in the past; whilst other properties have different parking arrangements to the front & side of their properties. The street scene given the topography of the area and the estate being in a horse shoe arrangement, results in differing sized dwellings, plots and styles of dwellings. Therefore, while this proposal could be argued to go against the guideline; in this case it is not considered the proposal would appear as; "one large car parking area, detrimental to the appearance of the street scene and to the outlook of residents.", as the majority of properties already have some off street parking arrangement, which given the variety of properties in the street scene / topography of the area; this consequently varies the types of parking associated with each dwelling and therefore will avoid normal concerns found within residential estates. - 6.4 The works to the main dwelling, including the installation of two dormers pitched roof windows are rather minor additions, which are considered to improve the visual appearance of the property. - 6.5 Overall, it is considered the proposed works would be appropriate forms of development and comply with General Policy 2. POTENTIAL IMPACTS UPON NEIGHBOURING AMENITIES

6.3 Given the size, position and distance from neighbouring properties, it is considered the proposals would have no significant impact upon neighbouring amenities to warrant a refusal and therefore comply with General Policy 2.

POTENTIAL IMPACT ON PARKING PROVISIONS The proposal would creation at least one off road parking space and potentially two spaces. Any car would either have to reverse in or reverse out of the driveway; but this is not a unique situation in housing estates, old or new.

- 7.0 CONCLUSION

7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and the Laxey and Lonan Area Plan and therefore recommended for an approval.

- 8.0 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:

• (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) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 08.10.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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