Planning Officer Report

Planning Officer Report And Recommendations {{table:20637}}

Officer's Report

The Application Site

1. The application site comprises a parcel of land located on Elderberry Rise in Douglas. The land is currently an undeveloped building plot that is located next to existing residential estate development.

The Proposal

1. The proposal comprises the erection of a pair of two-storey semi-detached dwellings on the application site. The proposed dwellings are stepped against each other and are of design that is similar to the design of the existing dwellings within the surrounding area.

Planning History

1. The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application:

1. Planning application 00/00684/B sought planning approval for the erection of 3 semi-detached dwellings and 2 detached dwellings on plots 51/52, 53/54, 55/56, 57, 58 and 59/60, Ashbourne Park, Douglas. This previous planning application was approved on the 25th September 2000. The planning approval was partially implemented, with some of the approved dwellings constructed, and is therefore extant.

Planning Policy

1. In terms of land use designation the application site is located within a wider area of land that is designated as predominantly residential use under the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is 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."

Representations

1. Douglas Borough Council has no objections to the proposed development.
2. The Department of Infrastructure Highways Division do not oppose the planning application.

Assessment

1. The application site is clearly a vacant undeveloped building plot within an existing residential estate. As stated earlier in this report it is located within an area of predominantly residential use and has extant planning approval for the erection a pair of two-storey semi-detached dwellings on the site. For reasons unknown to the Planning Authority the site has not yet been developed, the current planning application is effectively a revision or amendment of the previous planning approval. The design of the proposed semi-detached dwellings is in keeping with the design of the surrounding properties and the stepping of the two dwellings echoes the alignment of the estate road. The proposed development should not unduly affect public amenity, private amenity, highway safety or any other obvious material planning consideration.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Douglas Borough Council.

1. 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.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 13.07.2012

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 1023/9/1 rev. E, 1023/30/50, 1023/30/51 rev. A, 1023/30/52 and 1023/30/52 rev. B date stamped the 6th June 2012.

C 3. No individual dwelling may be occupied until the estate road has been constructed to at least base course level and adequately lit from the junction with the adopted highway up the access to that dwelling.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 13.7.13

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : Sonnplutd. Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager