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| Application No.: | 14/00053/A |
| Applicant: | Mr Ian & Mrs Irene Radford |
| Proposal: | Approval in principle for the erection of a dwelling to replace existing stables |
| Site Address: | Land And Stables Adjacent To Stovell |
| Tromode Road | |
| Douglas | |
| Isle Of Man |
1.1 The application site is a roughly heart-shaped parcel of land located to the southwest of a dwelling known as Stovell, itself accessed off a private lane whose junction is to the west of Tromode Road and roughly opposite the main offices of the then-Isle of Man Water Authority (now the Manx Utilities Authority). A wooden stable is currently on the land, which is surrounded by post-and-rail fencing and, beyond, significant and mature trees to the south and east. A private boat is also stored there on a trailer, but otherwise the land is empty and fully grassed. The site is adjacent to the River Glass on its western boundary. To the southeast is Quarterbridge Road, the nearest dwelling on which is some 90m from the application site. Private woodland lies to the north.
1.2 Stovell itself is a relatively grand, non-traditionally-styled dwelling with significant tile cladding on the second floor elevations along with mock-Tudor features in gables. The remainder of the dwelling is roughcast rendered and painted with a cream colour. The garden has a number of semi-mature trees in its garden.
2.1 Approval in principle is sought for the construction of a dwelling, which would result in the demolition of the existing stables. An approximation of the dwelling's size and location has been provided, but these are indicative. As such, all matters are reserved.
3.1 Approval in Principle for a new dwelling was granted on 30th July 2010 under PA 10/00667/A. This application was identical in every way to the current application, with the exception of the blue line extent of land ownership within the applicant's control; the present application shows a very slightly larger overall landholding. Four conditions were attached to that approval notice:
Approval of the details of siting, design, external appearance of the building[s], internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters")
| Case Officer: | Mr Edmond Riley |
| Photo Taken: | 05.02.2014 |
| Site Visit: | 05.02.2014 |
| Expected Decision Level: | Officer Delegation |
shall be obtained from the Planning Authority in writing before any development is commenced.
The application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this permission.
The development to which this permission relates shall begin within 4 years of the date of this permission or within two years of the final approval of the reserved matters, whichever is the later.
This approval relates to the application site as defined by the red line on drawing no. 2/10/1LR date stamped the 6th May 2010.
4.1 The site is located within a 'predominantly residential' area on the Douglas Local Plan (Map No. 3 (North)). It is also within the 1 in 100 year flood risk area.
4.2 Within the adopted Isle of Man Strategic Plan 2007, General Policy 2 and Housing Policy 4 are considered to be relevant in the determination of this application. General Policy 2 reads (in part): '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:
4.3 Housing Policy 4 reads in full: '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:
5.1 Douglas Borough Council does not object.
5.2 Highway Services request that any vegetation and walls within visibility splays are to be 1.05m or lower in height. They also request that the applicant contact the Network Operations section of the Department of Infrastructure prior to work commencing.
5.3 The Water & Sewerage Authority (as was) recommend the finished floor level of the proposed dwelling be 500mm above ground level as a minimum. These comments were provided following the case officer's request for information given the following comment found in the case officer's report for the previous planning application (10/00677/A) on the site:
"The dwelling would be approximately 37m away from the river. The reserved matters application needs to include full details of the finished floor level of the dwelling."
It was considered appropriate to seek the WSA's comments on this point since (a) their comments were not directly sought in 2010, and (b) it would not be appropriate to issue an approval (were one to be forthcoming) should it not be possible for a dwelling to be satisfactorily built on the site in respect of flooding issues.
6.1 The application site is seeking and approval in principle for the erection of a dwelling, and the particulars are almost identical to a previous approval in principle on this site. The applicant advised that there was no particular reason for the lack of a reserved matters application to have been sought.
6.2 As such, it is therefore appropriate to first consider what specific matters have altered since that previous approval. No change in the development plan has occurred. No change in vegetation levels to any significant degree appears evident. Surrounding development has not altered to any significant degree, and the highways access appears unaltered. The development remains compatible with the area since the area is zoned as predominantly residential in the Douglas Local Plan.
6.3 It is considered the principle of developing the site for a residential use is acceptable here.
6.4 It is still appropriate to consider the potential site-specific impacts of the proposal.
6.5 In terms of the impact on Stovell Lodge, the access road which runs past this property leading to Stovell is proposed to be used by the future occupiers of the dwelling. The proposal will certainly lead to an increase in volume of vehicles travelling past Stovell Lodge. This increase will likely be relatively small. It is considered the use of the access road by an additional dwelling could slightly adversely affect the residential environment of Stovell Lodge although not to a degree sufficient to warrant the application being refused.
6.6 Highway Services request that vegetation or walls be 1.05m or lower in height; such a requirement could be required by condition as the extent of land within the applicant's control does connect to the public highway. The visibility at this junction was observed as being sufficient – although perhaps no better than sufficient. The lack of objection from Highway Services is helpful in reaching a conclusion on this, however.
6.7 As noted, the site is adjacent to a river and, again as noted, the Manx Utilities Authority (or Water and Sewerage Authority as was) was conducted for their comments on this matter. They advise that, since the dwelling is within the 1 in 100 year flood risk zone, a requirement to have the dwelling's finished floor level at 500mm or more above ground floor level was requested. Again, this could be required by condition.
7.0 RECOMMENDATION 7.1 It is recommended that approval in principle be granted subject to conditions.
8.0 INTERESTED PERSON STATUS 8.1 The Manx Utility Authority does not raise material Planning considerations and is not, by virtue of the Town and Country Planning (Development Procedure) Order 2013, Article 6(3), considered "interested persons" and as such should not be afforded interested person status. 8.2 Highway Services is, by virtue of the Town and Country Planning (Development Procedure) Order 2013, Article 6(4)(d), considered "interested persons" and as such should be afforded interested person status. 8.3 The local authority, Douglas Borough Council, is, by virtue of the Town and Country Planning (Development Procedure) Order 2013, Article 6(4)(e), considered "interested persons" and as such should be afforded interested person status.
Recommended Decision: Permitted
Date of Recommendation: 17.04.2014
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
C 1. The development hereby approved shall be begun either before the expiration of four years from the date of this approval or before the expiration of two years from the date of approval of the last of the reserved matters.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013.
C 2. Application for approval of the reserved matters shall be made to the Planning Authority before the expiration of two years from the date of this approval and thereafter the development shall only be carried out in accordance with the details as approved.
Reason: To avoid the accumulation of unimplemented planning approvals.
C 3. Any application for the approval of reserved matters shall include plans showing both the existing and proposed floor levels.
Reason: to enable a proper assessment to be made of flood risk on the site.
C 4. No dwelling constructed on the site shall have a finished floor level less than 500mm above the existing ground floor level.
Reason: to ensure flood risk is kept at an acceptable level.
C 5. The visibility splay at the junction of the access lane with Tromode Road shall be kept permanently clear of any obstruction exceeding 1050mm in height above adjoining carriageway level.
Reason: In the interests of highway safety.
This approval relates to Drawing Number 1/1/14/ILR and the untitled Location Plan.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date : 12/4/14
Signed : ... Chris Balmer Senior Planning Officer
Signed : ... Michael Gallagher Director of Planning and Building Control
Signed : ... Sarah Corlett Senior Planning Officer
Signed : ... Jennifer Chance Head of Development Management
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