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| Application No.: | 14/00075/A |
| Applicant: | Monteros Trading Company Limited |
| Proposal: | Approval in principle for erection of a dwelling and garage |
| Site Address: | Site Adjacent To 6 King Orry's Place |
| Opposite 6 Alexander Road | |
| Alexander Road | |
| Glen Vine | |
| Isle Of Man |
1.1 The application site is the curtilage of Land adjacent to 6 King Orry Place, opposite Alexander Road, Glen Vine. The site is within the same ownership as 6 King Orry Place, it appears to be an undeveloped plot but is likely to have been the garden of 6 King Orry Place most recently.
1.2 There are a number of trees on site along with a number of shrubs. There are Cypress, Leylandi and Griselinia along the front boundary which is approximately 3.5m in height.
1.3 The majority of the properties in the street scene are made up of large detached dwellings which are in relatively large gardens to the front and rear.
1.4 There is an existing open ditch/watercourse within the curtilage of the application site. It is to the south east side of the site.
2.1 The application seeks approval in principle for the erection of a dwelling and garage.
3.1 There are not any previous planning applications for this site.
4.1 The application site is within an area zoned as "Predominantly Residential" identified on the 1982 Development Plan. Given the nature of the application it is appropriate to consider Strategic Policy 1, Strategic Policy 2, Spatial Policy 4, Spatial Policy 5, General Policy 2, Environment Policy 42, and Housing Policy 4 of the Isle of Man Strategic Plan (20th June 2007).
Development should make the best use of resources by:
a) Optimising the use of previously developed land, redundant buildings, unused and under-used land and buildings, and re-using scarce indigenous building materials;
b) Ensuring efficient use of sites, taking into account the needs for access, landscaping, open space¹ and amenity standards; and
| Case Officer : | Miss Laura Davy |
| Photo Taken : | 04.02.2014 |
| Site Visit : | 04.02.2014 |
| Expected Decision Level : | Officer Delegation |
c) Being located so as to utilise existing and planned infrastructure, facilities and services.
New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions² of these towns and villages. Development will be permitted in the countryside only in exceptional circumstances identified in paragraph 6.3.
In the remaining villages development should maintain the existing settlement character and should be of an appropriate scale to meet local needs for housing and limited employment opportunities. These villages are:
Area Plans will define the development boundaries of such settlements so as to maintain their existing character.
New development will be located within the defined settlements. Development will only be permitted in the countryside in accordance with General Policy 3.
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; 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.
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.
New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions¹ 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.
5.1 Highway Services of the Department of Infrastructure do not oppose subject to the imposition of conditions for visibility sprays.
5.2 Marown Commissioners have no objections.
5.3 The owner/occupier of 6 Alexander Road, Glen Vine has concerns regarding development of the site. They feel that the development would affect their privacy and loss of light, have an impact upon overshadowing and result in noise and disturbance. They also have concerns regarding the impact on birds and wildlife, drainage, traffic and loss of trees.
5.4 Fisheries Manager of Department of Environment Food and Agriculture do not object but request that the applicant is mindful of the ditch and ensures that no pollutant materials or sediments enter the water course.
5.5 Manx Utilities Authority advise the applicant to contact the authority prior to the commencement of works.
6.1 The application seeks approval in principle for the erection of a dwelling. The main issues to consider in the assessment of the application are the use of the land, the suitability of the land for the erection of a dwelling, the impact upon the street scene and the impact upon the amenities of the neighbouring properties.
6.2 The site is within an area zoned as "Predominantly Residential" and therefore zoned for development. The site is approximately 0.13ha; this is similar in size to other plots within the street scene. The land adjacent to the application site is residential and therefore the proposed use is compatible with the surrounding uses and also in accordance with the land use zoning.
6.3 The site has a frontage on to Alexander Road and therefore the proposal would not result in unacceptable backland development. The site is within an existing residential area and appears to be a vacant plot, it is considered that the erection of a dwelling on this land would act as an infill development.
6.4 A site plan has been submitted giving indicative building lines; this suggests that a dwelling could be accommodated on the site. The details of siting, size and design would be provided at the detailed stage and would be assessed on its merits.
6.5 It is considered that a dwelling could be accommodated on the site without having an adverse impact upon the amenities of the neighbouring properties, but again this is something that will be assessed under a detailed application. The owner/occupier of 6 Alexander Road has concerns that a dwelling on this site would result in a loss of light and overshadowing. They also feel that it would result in noise and disturbance. The siting and design of the dwelling is assessed under a detailed application. The addition of a dwelling in this locality is not likely to result in an increase in noise and disturbance as it would be surrounded by other residential properties.
6.6 The site has a number of trees on site; the siting of a dwelling would result in the removal of a number of trees. Given the number of trees on site it was appropriate to contact the Forester from the Department of Environment Food and Agriculture regarding the loss of trees. The Forester is satisfied that if the dwelling did result in the loss of trees that they would not have a concern from a forestry perspective. The trees are not considered to be of significant amenity value and therefore the loss of trees on the site would not be a reason for refusal.
6.7 Highway Services of the Department of Infrastructure do not oppose subject to visibility splays of being provided in directions, 2 off street parking spaces provided and no vegetation being above in the visibility splay. It is recommended that a condition be attached which will ensure that the visibility splays are implemented prior to the commencement of any other works.
6.8 There is an open ditch/water course on the site; the Fisheries Manager has requested that no pollutant materials or sediments enter the watercourse. They have no other concerns.
6.9 For the above reasons the application is considered to be acceptable and is recommended for approval.
7.1 The local authority, Marown Commissioners are, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered an "interested person" and as such should be afforded interested person status.
7.2 The Highway Services of the Department of Infrastructure is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (d), considered an "interested person" and as such should be afforded interested person status.
7.3 The Department of Environment, Food and Agriculture is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (c), considered an "interested person" and as such should be afforded interested person status.
7.4 The owner/occupier of 6 Alexander Road, Glen Vine is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (b), considered an "interested person" and as such should be afforded interested person status.
7.5 The Manx Utilities Authority is not considered to have sufficient interest and therefore should not be afforded interested person status.
Recommended Decision: Permitted
Date of Recommendation: 03.06.2014
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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. Details of the siting, design, external appearance of the building, internal layout, means of access and landscaping of the site; (hereinafter called "the reserved matters") shall be submitted to and approved in writing by the Planning Authority before any development is commenced and thereafter the development shall only be carried out in accordance with the details as approved.
Reason: To comply with the Town and Country Planning (Development Procedure)(No2) Order 2013.
C 4. Visibility splays of 2m x 18m shall be provided prior to the commencement of any other works and shall be retained thereafter.
Reason: To ensure that the highway safety is met prior to the commencement of any further works.
C 5. There must be no discharge of foul water to any ditch or watercourse.
Reason: To ensure that no pollutant materials or sediments enter the watercourse.
C 6. Notwithstanding the description of development on the application form approval is granted in principle for a maximum of one dwelling only.
This approval relates to Drawing Numbers WL/14/1299/1A and WL/14/1299/2A date stamped 24th April 2014 and WL/14/1299/3 date stamped 14th May 2014.
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 : 3/6/14
Determining officer (delete as appropriate)
Signed : Chris Balmer Senior Planning Officer
Signed : Sarah Corlett Senior Planning Officer
Signed : ... Michael Gallagher Director of Planning and Building Control Signed : ... Jennifer Chance
Signed : ... Michael Gallagher Director of Planning and Building Control Signed : ... Jennifer Chance
Head of Development Management
3 June 2014
Head of Development Management
3 June 2014
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