DEC Officer Report

Application No.: 18/01176/B Applicant: Braddan Parish Commissioners Proposal: Demolition of property in order to widen existing access road Site Address: 10 Snugborough Avenue Union Mills Isle Of Man IM4 4LR Senior Planning Officer: Mr Thomas O'Connor Photo Taken: 30.01.2019 Site Visit: 30.01.2019 Expected Decision Level: Planning Committee Recommended Decision: Permitted Date of Recommendation: 04.02.2019 _________________________________________________________________

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. The side boundary treatment on the property frontage of No.12 Snugborough Avenue shall be no more than 1 metre in height for a distance of 2.4 metres set back from the kerb line/edge of carriageway of Snugborough Avenue and retained as such thereafter. Reason: In the interests of highway safety.

Plans/Drawings/Information;

This approval relates to Drawings: 17/2631/101 (Existing Site and Location Plan); 17/2631/102 (Elevations of Proposed Removal of Existing Building at 10 Snugborough Avenue) & 17/2631/103 (Existing and Proposed Plans); date stamped and receIved on 9th November 2018.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

THE APPLICATION IS BROUGHT BEFORE COMMITTEE AS IT COULD BE CONSIDERED TO BE A DEPARTURE FROM THE DEVELOPMENT PLAN AND IS RECOMMENDED FOR APPROVAL

1.0 THE SITE - 1.1 The site consists of a modern two storey end of terrace house located within an estate of similar dwellings and abuts a narrow 4.5m wide (approx.) vehicular access from Cronk Gennal to garages and parking areas to the rear. The character of the area is primarily residential located within Braddan Parish.

2.0 THE PROPOSAL - 2.1 This application seeks to demolish the dwelling at No10 to facilitate a widening of the access to 6m width roadway with a 1.941m wide footway. The line of the existing pavement on Snugborough Avenue would be removed to allow for the access to join the highway. Replacement boundary walls and fences facing onto the roadway would be designed to match existing.

- 3.0 PLANNING POLICY

3.1 In synopsis, Housing Policy 18 of the 2016 Plan states that applications that involve the loss of existing housing which is fit for habitation would not usually be approved unless accompanied by firm proposals for replacement housing - 3.2 Highway Policy 4 New and existing highways must be designed so as to be capable of accommodating the vehicle and pedestrian journeys in a safe and appropriate manner - 3.3 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:

• (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; (g) Does not affect adversely the amenity of local residents or the character of the locality;

- 4.0 PLANNING HISTORY

4.1 None recorded - 5.0 REPRESENTATIONS

5.1 Braddan Commissioners: No objections raised (29/11/2018)

5.2 Neighbours and local residents: No observations have been received. - 5.3 Highways: No objection subject to conditions. The widening of the road from 3 - 6m and the provision of a new footway is welcomed. The proposed plans do not show the highway visibility splays of the access road junction onto Snugborough Avenue and therefore a planning condition is therefore requires to ensure that the side boundary treatment on the property frontage of No.12 is no more than 1m in height for a distance of at least 2.4m set back from the kerb line/edge of carriageway. A separate S109 agreement would be required to undertake the works at the access road junction onto Snugborough Avenue.

- 6.0 ASSESSMENT

6.1 Removal of a functioning dwelling from the local housing supply would be contrary to the requirement of Housing Policy 18, of the Isle of Man Strategic Plan (2016). However, its removal would facilitate improved access to parking and garaging at the rear of all the dwellings within the wider terrace therefore providing a wider benefit in terms of reduction in the requirements of on street parking and of residential amenity for all residents. Given the overall benefits to be gained, the loss of a single dwelling within this residential estate can be justified.

6.2 Highways have indicated their support for the development recognising that improvement would be provided by widening the roadway to 6m in with and providing for a footpath. A Condition would be required to ensure that the boundary treatment to No.12 provides for sufficient set back from the kerb line/carriageway. - 6.3 Proposed alterations to the external fabric of the street scene consisting of modern terrace and semi-detached dwellings would be minor overall notwithstanding the widening of the access to 6m. The proposal would result in significant improvements to the function of the estate in which it is located. As such, the proposal would comply with the requirements of General Policy 2 of the 2016 Strategic Plan.

- 7.0 CONCLUSION

7.1 The proposal would result in significant improvements to off street parking provision in the locality for local residents and thereby serve to improve the overall function of the estate. As such, the proposal would comply with the requirements of General Policy 2 of the 2016 Strategic Plan.

• 7.2. The application is therefore recommended for 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 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: 04.03.2019

Signed : T O’CONNOR 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/NO See below

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Planning Committee Decision 04.03.2019

Application No. : 18/01176/B Applicant : Braddan Parish Commissioners Proposal : Demolition of property in order to widen existing access road Site Address : 10 Snugborough Avenue

Union Mills Isle Of Man IM4 4LR Senior Planning Officer : Mr Thomas O'Connor Presenting Officer As above Addendum to the Officer’s Report The Committer considered this application on 4/03/2019 and amended 2 to read

The side boundary treatment on the property frontage of No.12 Snugborough Avenue shall be no more than 1 metre in height for a distance of 2.4 metres set back from the kerb line/edge of carriageway of Snugborough Avenue and retained as such thereafter.

Reason: In the interests of highway safety.

Conditions of Approval

• 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. The side boundary treatment on the property frontage of No.12 Snugborough Avenue shall be no more than 1 metre in height for a distance of 2.4 metres set back from the kerb line/edge of carriageway of Snugborough Avenue and retained as such thereafter. Reason: In the interests of highway safety.

Plans/Drawings/Information

This approval relates to Drawings: 17/2631/101 (Existing Site and Location Plan); 17/2631/102 (Elevations of Proposed Removal of Existing Building at 10 Snugborough Avenue) & 17/2631/103 (Existing and Proposed Plans); date stamped and receIved on 9th November 2018.