Site Adjacent To Westham Arbory Road Castletown Isle Of Man IM9 1ND
Officer's Report
The Site
The site is an undeveloped parcel of land which lies to the rear of Westham and Westham Cottage which front onto Arbory Road. The site is separated from these properties by another undeveloped parcel of land. Access to the site is from Arbory Road, to the north west of The Vicarage. To the south east of the application site is a group of relatively new detached dwellings - 1 to 4 inclusive, Westham Lea.
The Proposal
Proposed is the erection of a dwelling on the site. The dwelling proposed now differs significantly from that which has permission in terms of position and design.
The proposed dwelling will have its longest elevation adjacent to the northern boundary which abuts the grounds of the Buchan School. The property will be largely T shaped with a three storey section in the centre and a modern, flat roofed character with painted render, glass and cedar cladding as a finish. Three garages are integrated into the dwelling. Access to the dwelling will be as previously, via a new driveway through the trees. A tree survey is provided as part of the application which shows no trees coming within the proposed building footprint but some spreading over the access way.
Planning Status
The site lies within an area designated on the 1991 Castletown Local Plan as Woodland. The 2001 draft Castletown Area Plan reconsidered the development potential of development in this area - including land to the rear of The Crofts which is accessed from The Crofts - and recommended that the site was suitable for the erection of a single dwelling subject to access being provided from Arbory Road via the existing shared access, the retention of all existing mature and healthy trees with space for their growth and prior to the submission of any application the advice of the Department of Agriculture, Fisheries and Forestry must be sought in respect of bats and their roosts.
The site now lies within an area designated as Residential on the draft Southern Area Plan of 2011. There is a development brief which accompanies this designation which states "Any further applications on this site must be accompanied by a detailed survey of the existing trees on the site, which identifies all of those trees which are to be retained. Prior to the commencement of any works on site, all existing trees to be retained must be protected for the duration of the development by means of a stout fence erected beneath the drip line of
Case Officer :
Miss S E Corlett
Photo Taken :
Site Visit :
Expected Decision Level :
Officer Delegation
the trees closest to the proposed dwelling and works associated therewith. Thereafter the protected area must remain free from storage material and parked vehicles and no building or excavation work carried out within such area".
Planning History
The following applications have been submitted in respect of this site:
PA 99/1866 - approval in principle for erection of dwelling and garage - refused
PA 04/0064 - erection of detached dwelling with garage - refused. The reasons for this refusal were as follows:
The application proposes development on land not currently zoned for such purposes. In addition, the application fails to demonstrate adequately the impact of the proposed development on trees within the site and
The design of the proposed dwelling is considered to be lacking in architectural merit.
PA 08/1079 - erection of detached dwelling - permitted. A tree survey included with the application shows that one tree will be removed - not a mature tree, to the west of the property. The dwelling was to be a hipped roofed, stone fronted house with hipped roof garage on the eastern elevation and matching sun room on the western gable. The property has a substantial porte cochere on the front and conservatory on the rear. The windows are to be vertically proportioned wooden framed windows. The existing access drive was to be widened slightly and paved.
PA 09/01217 - erection of dwelling - permitted
Representations
Castletown Commissioners and Highways Division indicate that they do not oppose the application.
The Fire Officer makes comments about the internal layout of the property which is not a material planning concern and an issue for the Building Regulations.
Assessment
The property is unashamedly modern but designed to take better account of the shape and orientation of the site than perhaps the previously approved, more traditional design. The site is well screened from the public gaze but in any case the materials proposed are no less appropriate for the site than the dwelling which has approval. The site sits on its own and is not part of a landscape where its design should follow an established pattern or style.
The proposal involves development which is close to trees, particularly in respect of the access and the applicant has provided additional information to indicate that there is already a hard surfaced access to the site which will not result in adverse impact on the trees when upgraded to a permanent surface for the finished dwelling. They are happy to adopt a no dig approach within the tree protection areas and to employ the services of an arboriculturalist to ensure no damage to the trees during construction.
The dwelling is considered appropriate for the site and not in contradiction of the development brief in the emerging local plan. As such the application is recommended for approval.
Party Status
The local authority, Castletown 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.
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.
The Fire Officer does not raise material planning considerations and as such should not be afforded party status in this case.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 20.07.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
C 1. This permission relates to the erection of a dwelling and associated access and landscaping all as shown in drawings 01, 02, 03, 04 and 05 all received on 18th June, 2012.
C 2. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 3. Prior to the commencement of any works on site, all existing trees to be retained must be protected for the duration of the development by means of a stout fence erected beneath the drip line of the trees closest to the proposed dwelling and works associated therewith. Thereafter the protected area must remain free from storage material and parked vehicles and no building or mechanical excavation work carried out within such area unless authorised by the Planning Authority.
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: 14/7/12
Determining officer (delete as appropriate)
Signed: _________________________ Anthony Holmes Senior Planning Officer
Signed: _________________________ Michael Gallagher Director of Planning and Building Control
Signed: _________________________ Sarah Corlett Senior Planning Officer
Signed: _________________________ Jennifer Chance Development Control Manager
Copyright in submitted documents remains with their authors. Request removal
Source & Provenance
Official reference
12/00883/B
Source authority
Isle of Man Government Planning & Building Control
