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The application site comprises a parcel of land that is located at the end of Larch Hill Grove in Onchan.
The planning application seeks approval in principle for the erection of two dwellings to replace the existing building on the application site.
The application site has been the subject of one previous planning application that could be considered material to the assessment of this current planning application:
Planning application 10/01183/A sought approval in principle for the erection of three dwellings to replace the existing building on the same application site as the current planning application. This previous planning application was withdrawn by the applicant before any decision was made.
Onchan District Commissioners recommend that the planning application be approved. They suggest that consideration could be given to approval being conditional on the dwellings being no greater than two-storey in height.
The Department of Infrastructure Highways Division do not oppose the planning application.
The Manx Electricity Authority expresses an interest in the planning application. The owner and/or occupant of 17 Larch Hill Grove, which directly adjoins the application site, objects to the planning application. The grounds for their objection can be summarised as concern that the site is not of sufficient size to suitably accommodate two dwellings with safe access and that residential development could be unduly detrimental to their private residential amenity. They also highlight concerns regarding works to trees, existing walls and the general state of the existing building, as well as the potential impact of development on the financial value of their property.
The owner and/or occupant of Glebe Cottage, which is located in Maughold, express an interest in the planning application. They question the significance of the building proposed to be replaced.
In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Isle of Man Planning Scheme (Onchan Local Plan) Order 2000 Map No. 2. Policy O/RES/P/19 of Planning Circular 1/2000 (the written statement to read in conjunction with the local plan) states: "The erection of new residential properties may be permitted within areas designated for residential use where these would fit in with the density, massing, design and character of existing adjacent dwellings."
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains five policies that are 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:
Environment Policy 42 states: "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."
Transport Policy 3 states: "New development on or around existing and former rail routes should not compromise their attraction as a tourism and leisure facility or their potential as public transport routes, or cycle / leisure footpath routes."
Transport Policy 7 states:
"The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."
The planning application seeks approval in principle for the erection of two dwellings to replace the existing building on the application site. The proposal was the subject of pre-application discussion with the applicant's agent. The application site, which was visited as part of the assessment of previous planning application 10/01183/A and again more recently, consists of general rough grassland and currently contains a derelict three-storey building in its southern corner. The submitted planning application consists of a drawing ( 01 rev . P1) defining the application site in red on a location plan, a drawing ( 02 rev . P2) showing an indicative layout of development, and the completed documentation.
The assessment of the planning application requires an examination of the general principle of the residential development of the application site and then an examination of any site specific issues. From this assessment a conclusion can be reached as to whether two dwellings could acceptably and appropriately be accommodated within the application site.
In terms of the general principle of residential development, as stated earlier in this report, the application site is located within a wider area of land that is designated as predominantly residential use under the relevant local plan. As such, in terms of pure principle the proposal accords with the surrounding land use and relevant planning policy from Planning Circular 1/2000 and the Isle of Man Strategic Plan 2007. With the principle accepted it is necessary to examine any site specific issues that could potentially arise from the residential development of the application site. Such issues can be put into the following categories: i) the size and physical suitability of the application site to satisfactorily accommodate residential development; ii) the impact of residential development on private amenity; iii) the impact of residential development on public amenity; iv) the suitability of access arrangements for residential development; and v) the suitability of drainage arrangements for residential development. i) THE SIZE AND PHYSICAL SUITABILITY OF THE APPLICATION SITE TO SATISFACTORILY ACCOMMODATE RESIDENTIAL DEVELOPMENT
Whilst an approval in principle planning application does not need to show full details of the proposed development it is necessary to make an assessment of the size and physical suitability of the application site to satisfactorily accommodate the proposed development. To do this requires an understanding of the physical constraints found within the application site and in this instance those are considered to be the physical dimensions and topography of the application site.
Although the physical area of the application site is relatively large for two dwellings (approx. 0.078 ha ) it is an irregular shape, which somewhat limits actual usable space within it. Nevertheless it is reasonable to conclude that two dwellings could be accommodated within the application site with appropriate levels of associated car parking and amenity space. This conclusion is based on the possible need for innovative and imaginative layout that takes account of the irregular shape of the application site. The granting of planning approval would not necessarily be based on the layout shown on the drawings submitted with the planning application.
In terms of the impact of the residential development of the application site on private amenity it is considered that the two main existing properties that could be affected by development are 17 and 19 Larch Hill Grove. Given the size of the application site and the fact that it is set down from these adjoining properties it is considered there is no clear reason why two dwellings could not be accommodated on the application site without unduly harming private amenity.
As regards the impact of the residential development of the application site on public amenity the two main considerations are the visual appearance of the proposal on street scene and the potential impact on trees. In terms of impact on street scene the application site is relatively hidden and it is considered that the residential development of the site would be unlikely to change this. The erection of two additional dwellings in a residential area should not be out of keeping with the general street scene of the area. As for trees it can be
seen that the majority of these are located around the edge of the application site and it should be possible to erect two dwellings without significantly impacting on these.
In respect of access arrangements the application site has an existing access from Larch Hill Grove. The visibility from the access is acceptable and could potentially be improved if deemed necessary as part of any subsequent detailed planning application. This conclusion is supported by the representation from the Department of Infrastructure Highways Division.
The means of disposal of surface water and foul sewerage was specifically discussed with the applicant's agent as part of previous planning application 10/01183/A. These discussions established that the manner of disposal stated within the submitted planning application (i.e. via existing mains systems) should be readily achievable. As such, it is considered that appropriate drainage for the residential development of the site can be provided.
Based on the above assessment it is concluded that the two dwellings could be erected on the application site in an acceptable manner. 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:
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
Recommended Decision: Permitted
Date of Recommendation: 09.11.2010
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.
Approval of the details of siting, design, external appearance of the dwelling, internal layout, means of access, landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Planning Authority in writing before any development is commenced.
This approval in principle relates to the erection of two dwellings on the land defined by the red line on drawing no. 01 rev. P1 date stamped the 4th October 2010. For the avoidance of doubt no planning approval should be inferred by this planning approval for the indicative layout shown within the submitted planning application.
C 4. Any subsequent reserved matters planning application must include an on-site turning facility for vehicles and at least two on-site car parking spaces.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date : Signed : Senior Planning Officer
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