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THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises the curtilage of a detached dwelling that is located in Groudle Glen, Onchan. The proposed development comprises alterations and erection of extensions to the dwelling contained within the application site. The planning application is being considered by the Planning Committee on the basis of the proposed increase in floor space.
The application site has been the subject of two previous planning applications that are considered specifically material to the assessment of the current planning application:
Planning application 08/01349/A sought approval in principle for the erection of a replacement dwelling on the application site. This previous planning application was approved on the 4th November 2008.
Planning application 09/01532/B sought planning approval for the erection of a replacement dwelling on the application site. This previous planning application was approved on the 16th November 2009.
Onchan District Commissioners recommend that the planning application be approve.
The Department of Infrastructure Highways Division do not oppose the planning application.
Groudle Glen Limited, owners of the adjacent holiday cottages, express an interest in the planning application. They question the basis on which the applicant's have concluded that there is sufficient capacity within the existing sewerage system to handle the proposed dwelling.
In terms of land use planning, the application site is located within wider areas of land that are designated as a) open space for particular purpose (private woodland or parkland); and b) of ecological interest/semi natural vegetation under the Onchan Local Plan 2000. Planning Circular 1/2000, which constitutes the written statement to be read in conjunction with the local plan, states at policy O/RES/P/22 that the entire countryside within the district is designated as being of high landscape value and scenic significance in accordance with the provisions of the Island Strategic Plan Eastern Sector (Planning Circular 9/91). It should be noted that Planning Circular 9/91 is no longer in place as it was time limited for a period of five years and it was never put before Tynwald. Planning Circular 1/2000 contains two policies that are considered specifically material to the assessment of this current planning application:
Policy O/RES/P/22 states: "Outside those areas designated for residential development new dwellings will generally not be permitted within the local plan area. This applies particularly to the rural part of the district where the countryside is already protected by the Planning Circular 1/88 the provisions of which will continue to be applied. In addition it should be noted that the countryside in its entirety within the district is designated by the local plan as of high landscape value and scenic significance in accordance with the provisions of the Island Strategic Plan Eastern Sector (Planning Circular 9/91)."
Policy O/NC/P/2 states: "In order to preserve the areas of interest for nature conservation within the study area, there will be a general presumption against any development which would have an adverse impact or effect on any area of ecological interest including both those identified in this document and others which may subsequently be identified as of interest or value to nature conservation."
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:
Housing Policy 16 states: "The extension of non-traditional dwellings or those of poor or inappropriate form will not generally be permitted where this would increase the impact of the building as viewed by the public."
The planning application seeks planning approval for the alteration of, and erection of extensions onto, the dwelling contained within the application site. As stated earlier there have been two previous planning applications that are relevant to this current planning application. One (08/01349/A) seeking planning approval in principle for the erection of a replacement dwelling and the other (09/01532/B) seeking planning approval for the erection of a replacement dwelling, both of which were approved. The former planning approval has now lapsed whilst the latter planning approval is still currently extant. Whereas the extant planning approval (09/01532/B) related to a replacement dwelling the development proposed by this current planning application seeks to alter and extend the existing dwelling. The planning statement submitted with the planning application states that this approach is now being taking due to the site's physical constraints, such as the steep slopes found within the application site outside of the footprint of the existing dwelling and existing dense vegetation.
As can be seen there is provision within planning policy for the extension of existing dwellings in the countryside and this needs to be taken into account when assessing the proposal together with the appearance and impact of the replacement dwelling with extant planning approval. It should be noted that the defined area of ecological interest covers a much greater area than the application site for this planning application. Indeed, as the application site is an existing residential curtilage it is reasonable to conclude that the impact of the proposed development on this area is not significantly changed from the existing situation.
Although the development proposed by this current planning application results in a greater amount of floor space than contained within replacement dwelling approved under extant planning approval 09/01532/B (approximately . compared to .) the visual impact of the proposed development is not considered to be greater. Through its design the majority of the increased level of floor space is effectively hidden behind the main visible elevation of the dwelling. That visible elevation, which can be seen from east across Groudle Glen, is similar in height and but narrower than the corresponding elevation for the approved replacement dwelling. The building, and thereby floor space, behind this elevation is afforded substantial screening by the topography and dense vegetation of the application site and surrounding area. The existing dwelling is not visible from King Edward Road and it is believed that the altered and extended dwelling would not be either. On this basis it could be reasonably argued that the impact of the proposed development is no greater, and perhaps even less, than that of the development previously considered acceptable and approved under planning application 09/01532/B.
As regards other material planning considerations, the proposed development does not require the removal of any trees within the application site. Vehicular access and on-site manoeuvring facilities have been improved. Drainage arrangements are unchanged by the proposal. The impact of the proposed development on private residential
amenity of the properties within the surrounding area is little different from the existing situation and is considered acceptable.
On the basis of the above it is concluded that the proposed development is an acceptable form of alteration and extension that has no greater impact than the extant approved replacement dwelling. At the same time the impact of the proposed development on public and private amenity is largely unchanged by the proposal and remains acceptable. It is therefore recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
Onchan District Commissioners; and Groudle Glen Limited.
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: 09.12.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 P-01, P02 rev. A, P03 rev. A, P-03, P-04, P-05, P-06, P-07, P-08, P-09 and P-10 date stamped the 29th October 2010.
I confirm that this decision has been made by the Planning Authority in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : 1.11.2010 Authority Meeting Date : 10/12/10 Signed : 1.11.2010 Presenting Officer
Further to the decision of the Authority an additional report/condition reason is required. Signing Officer to delete as appropriate YES/NO
9 December 2010 10/01598/B Page 3 of 3
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