Erection of a pair of semi-detached dwellings with integral garages to replace existing dwelling and garage
Site Address:
29 Albany Road Peel Isle Of Man IM5 1JR
Case Officer:
Mr A Holmes
Photo Taken:
Site Visit:
25.07.2012
Expected Decision Level:
Planning Committee
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE OBJECTION FROM THE LOCAL AUTHORITY AND THE RECOMMENDATION FOR APPROVAL.
The Application Site
The application site comprises the residential curtilage of a detached dwelling located at the junction of Albany Road and Westlands in Peel. The existing dwelling is a substantial three-storey property that occupies just under half of the application site, with the remainder of the application site comprising a grassed garden area.
The Proposal
The proposed development comprises the erection of a pair of two-storey semi-detached dwellings with integral garages on the application site to replace the existing dwelling and garage. The proposal was amended during the course of the planning application to address an issue raised by the Department of Infrastructure Highways Division relating to the size of the integral garages and to provide an additional elevation drawing. The submission of these amended drawings was duly advertised and opportunity given for representations to be made.
Planning History
The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
Planning Policy
In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Isle of Man Planning Scheme (Peel Local Plan) Order 1989.
The application site is not located within, or directly adjoining, Peel's Conservation Area. The existing dwelling is neither Registered nor on the list of buildings under consideration for Registration.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains six policies that are could be considered specifically material to the assessment of this current planning application:
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."
Housing Policy 4 states:
"New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:
(a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10;
(b) conversion of redundant rural buildings in accordance with Housing Policy 11; and
(c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14."
Housing Policy 6 states:
"Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, in the absence of a brief, in accordance with the criteria in paragraph 6.2 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive." Paragraph 6.2 cross references to General Policy 2.
Housing Policy 18 states:
"Applications which would involve the loss of existing housing which is fit for habitation or which could be made fit at reasonable cost will not usually be approved unless accompanied by firm proposals for replacement housing."
Environment Policy 42 states:
"New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans."
Transport Policy 7 states:
"The Department will require that in all new development, parking provision must be in accordance with the Department's current standards." Appendix 7 of the Isle of Man Strategic Plan 2007 sets out parking standards. The standard for typical residential development is defined as 2 spaces per unit, at least one of which is retained within the curtilage and behind the front of the dwelling.
REPRESENTATIONS
Peel Town Commissioners object to the planning application. The grounds for their objection can be summarised as opposition to the loss of the existing dwelling, which they consider being of architectural worth and believe to be within Peel’s Conservation Area. They highlight that the sizes of the proposed garages are below guidelines set out within the Permitted Development Order and believe that the Isle of Man Strategic Plan 2007 sets out a minimum requirement of three car parking spaces per dwelling. They also highlight their belief that the creation of new vehicular entrances onto Albany Road is contrary to network planning guidelines that discourages frontage access onto distributor roads. To date no further comment has been received in response to the amended drawings.
The Department of Infrastructure Highways Division deferred comment on the planning application, advising that the internal measurements of the proposed garages do not meet the minimum standard of 5 metres by 3 metres. To date no further comment has been received in response to the amended drawings.
Manx National Heritage objects to the planning application. The grounds for their objection can be summarised as opposition to the loss of the existing dwelling, which they consider being of architectural worth. They highlight that no evidence has been produced to suggest that the existing dwelling is structurally unsound. To date no further comment has been received in response to the amended drawings.
The Manx Electricity Authority expresses an interest in the planning application. The contents of their representation refer to non-planning considerations. To date no further comment has been received in response to the amended drawings.
Peel Heritage Trust objects to the planning application. The grounds for their objection can be summarised as opposition to the loss of the existing dwelling, which they consider being of architectural worth. To date no further comment has been received in response to the amended drawings.
Assessment
Given that the planning application proposes residential development within an existing residential area it is concluded that the basic principle behind the proposed development is acceptable. The application site, and in particular the garden area, appears to form a natural plot of land that is perfectly capable of accommodate more than one dwelling without resulting in over intensive development. In this respect the development proposed by the planning application is considered to represent a better use of residential land within the urban area than the existing use, it is appropriate urban infill. The main purpose of the planning application is therefore to consider and assess the site specific impacts and acceptability of what is proposed.
One of the main objections within representation to the planning application is the loss of the existing dwelling and the consequential impact on the character of Peel. A number of representations put forward the view that the existing dwelling is of architectural worth and adds significant interest within the area. There is opposition to its loss on that basis. In terms of this, when considering the proposal it has to be recognised that the dwelling is neither Registered, on the list of buildings under consideration for Registration, nor located within Peel’s Conservation Area. As such, material grounds for opposing its replacement are quite limited. This issue has been discussed with the Building Conservation Officer and whilst it is recognised as being an old building with some interesting features it is considered that this would not be sufficient or sustainable grounds for Registration or other form of protection that resulted in its retention. It is noted that Manx National Heritage highlight that no evidence has been produced to suggest that the existing dwelling is structurally unsound. However, there is no requirement for any such justification as part of the planning application. It is reasonable to say that the size of the existing dwelling probably limits its attractiveness and viability as a single occupancy dwelling.
In terms of impact on public amenity it can be seen that Albany Road contains a wide variety of dwellings of different styles and ages resulting in a somewhat diverse street scene. In some respects it could legitimately be said that the existing three-storey dwelling contained within the application site is obtrusive within the street scene. The size and design of the proposed
development of a pair of two-storey dwellings is not out of keeping with the variety of the street scene of Albany Road. As such, it is concluded that the impact of the proposal on public amenity is acceptable.
As for impact on private amenity the proposed development maintains sufficient space between it and existing surrounding development. The proposal should not result in undue overlooking, loss of light or overshadowing. In terms of their own acceptability the proposed dwellings provide good living environments and have appropriate levels of amenity space, with each dwelling provided with garden space to the front, side and rear. Overall, it is concluded that the impact of the proposal on private amenity is acceptable.
In respect of impact on highway safety and car parking provision the proposed development provides acceptable visibility of vehicles entering and exiting each plot. The proposal provides two on-site car parking spaces (one within an integral garage thereby behind the front building line) for each dwelling. It is unclear where Peel Town Commissioners’ belief that the 3 car parking spaces per dwelling is required to meet the Isle of Man Strategic Plan 2007 as Appendix 7 of that document actually sets out a parking standard for typical residential development of 2 spaces per unit, at least one of which is retained within the curtilage and behind the front of the dwelling. Once the internal dimensions of the integral garages were amended to address concerns highlighted by the Department of Infrastructure Highways Division the car parking standard set out at Appendix 7 was met. As for the belief that the creation of new vehicular entrances onto Albany Road is contrary to network planning guidelines that discourages frontage access onto distributor roads it is concluded that this is not a sustainable reason for refusal as the Department of Infrastructure Highways Division have not raised this as an issue. Overall, it is concluded that the impact on highway safety and car parking provision is acceptable.
The proposal is not considered to affect any other obvious material planning consideration.
Recommendation
It is recommended that the planning application be approved.
Party Status
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
Peel Town Commissioners; and Manx National Heritage.
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Infrastructure Highways Division; The Manx Electricity Authority; and Peel Heritage Trust.
Recommendation
Recommended Decision:
Permitted
Date of Recommendation:
27.07.2012
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. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to drawing no.s 12-J005-01 rev.0 and 12-J005-04 rev. 0 date stamped the 22nd May 2012 and drawing no.s 12-J005-02 rev. 1 and 12-J005-03 rev. 1 date stamped the 28th June 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
Decision Made : _______________ Committee Meeting Date : _______________
Signed : _______________ Presenting Officer
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate YES/NO
Copyright in submitted documents remains with their authors. Request removal
Source & Provenance
Official reference
12/00762/B
Source authority
Isle of Man Government Planning & Building Control
