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1.0 THE APPLICATION SITE 1.1 The application site comprises a parcel of land located on the western side of Baldrine Road in Baldrine, Lonan.
2.0 THE PROPOSAL 2.1 The proposal comprises the erection of a detached dwelling with integral garage and associated parking on the application site.
3.0 PLANNING HISTORY 3.1 The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application. However, there have been three previous planning applications within the surrounding area that are considered specifically material to the assessment of this current planning application: 3.2 Planning application 08/01442/A sought planning approval in principle to erect a dwelling with ancillary living accommodation and garage on field 614729, Baldrine Road, Baldrine. This previous planning application was approved on the 12th February 2009. 3.3 Planning application 11/00195/REM sought planning approval of reserved matters for the erection of a dwelling with ancillary living accommodation and garage on field 614729, Baldrine Road, Baldrine. This previous planning application was approved on the 27th May 2011. 3.4 Planning application 12/01476/B sought planning approval for the erection of a dwelling with garage and parking on field 614729, Baldrine Road, Baldrine. This previous planning application was approved on the 18th December 2012. A subsequent appeal against the approval was dismissed by the Minister, in accordance with the recommendation of the appointed Planning Inspector, with the appeal approval decision issued on the 3rd May 2013.
4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site is located within wider area of lands that are designated as (a) proposed predominantly residential use (Area 10); and (b) high landscape value and scenic significance under the Laxey and Lonan Area Plan Order 2005. In respect of residential development, paragraph 4.47 relates to the development of this land and the adjoining land for educational purposes states: "The Department would not object however, to the development of further individual dwellings between "Baldrine Cottage" and "Broad Clyst" on the southern side of the Baldrine Road to infill between these two existing properties."
Paragraph 4.68 states that Area 10 is likely to yield around 5 dwellings, but identifies it as one of the sites unlikely to come forward during the life of the plan due to potential difficulties in connecting into the mains drainage system.
4.2 The Laxey and Lonan Area Plan Order 2005 contains three policies that are considered specifically material to the assessment of the planning application:
4.3 Policy L/RES/PR/1 states: "Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential. In particular, in the case of Agneash no further dwellings will be approved although, as will be the case in areas zoned as residential, alterations and extensions to existing property may be accepted if such proposals are sympathetic to the character and appearance of both the building to be altered and the surrounding area in general."
4.4 Policy L/S/PR/1 states: "No development will be permitted where the sewage produces as a result of the development cannot be dealt with in a manner to the satisfaction of the Department of Transport and Department of Local Government and the Environment."
4.5 Policy L/S/PR/2 states: "Where development is proposed and it may be connected into the existing foul sewage system, the Department will require that all foul sewage is directed to the public foul sewer with no discharge to any surface water systems and that no surface water is discharged into the public foul sewers."
4.6 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application:
4.7 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (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; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
4.8 Housing Policy 4 states: "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:
4.9 Housing Policy 6 states:
"Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, in the absence of a brief, in accordance with the criteria in paragraph 6.2 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive."
Paragraph 6.2 references back to General Policy 2.
5.0 REPRESENTATIONS 5.1 Lonnan Parish Commissioners recommend that the planning application be approved. 5.2 The Department of Infrastructure Highways Division do not oppose the planning application. 5.3 The Isle of Man Water and Sewerage Authority do not oppose the planning application. 5.4 The Manx Electricity Authority makes non-planning related comments on the planning application. 5.5 The owners and/or occupants of Springbank, which is located on the opposite side of Baldrine Road, express an interest in the planning application. They question the movement of a street light and means of surface water and foul sewage disposal.
6.0 ASSESSMENT 6.1 The planning application seeks approval for the erection of a dwelling with garage and parking on the application site. In terms of assessment it is appropriate to first examine the principle of development and then, if necessary, the site specific impacts of the proposal. 6.2 In terms of principle, as stated earlier in this report the application site is located within a wider area of land that is designated for residential development under the Laxey and Lonnan Area Plan Order 2005. Taking into account the relevant parts of the plan it is concluded that the principle of residential development is acceptable. 6.3 In terms of site specific impacts, the main considerations are i) impact on public amenity; ii) impact on private amenity; iii) impact on highway safety, parking provision and access arrangements; and iv) surface water and sewage disposal. 6.4 Assessment of the impact of the proposal on public amenity is primarily concerned with the appearance of the proposed development within the street scene and surrounding area. The proposed dwelling is essentially traditional in form and appearance. In terms of acceptability it should be recognised that the Laxey and Lonnan Area Plan Order 2005 does not define a specific design of dwelling for Area 10 and the surrounding area, and in particular Highfield Drive contains a variety of different dwellings. On that basis the chosen design is acceptable and the choice of a single storey dwelling is appropriate for this location where residential development leads onto the open countryside. 6.5 To examine the impact of the proposed development on private amenity it is necessary to consider the potential effect on existing surrounding property. In terms of this the closest properties are located on the opposite side of Baldrine Road. The distance between these properties and the proposed development is sufficient to ensure that existing and proposed residential amenity is retained and provided. The proposed development should not cause undue overlooking, overshadowing or overbearing. 6.6 The proposed access arrangements were discussed and agreed with the Highways Division prior to the submission of the planning application. Access is partly shared with the adjoining plot, which will be the subject of a detailed residential scheme in due course. Visibility from this
access onto Baldrine Road is considered to be acceptable, meeting the relevant standards of the Department of Infrastructure Highways Division. The proposed development satisfies the car parking requirements set out at Appendix 7 of the Isle of Man Strategic Plan 2007.
6.7 The Laxey and Lonan Area Plan Order 2005 identifies that there are a number of areas within the plan area that have difficulties with achieving satisfactory means of sewage disposal. However, as the Isle of Man Water and Sewerage Authority have specifically considered this issue and do not oppose the planning application it is concluded that the proposed means of sewage disposal to existing public sewerage is acceptable. Similarly, the Isle of Man Water and Sewerage Authority do not oppose the proposed means of surface water disposal. The specific detail of this would be a matter for control under Building Regulations.
7.0 RECOMMENDATION 7.1 It is recommended that the planning application be approved. 8.0 PARTY STATUS
8.1 It is considered that the following parties that made representations to the planning application should be afforded interested party status:
8.2 It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
| Recommendation | |
|---|---|
| Recommended Decision: | Permitted |
| Date of Recommendation: | 14.05.2013 |
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. The development hereby permitted shall not be carried out except in complete accordance with drawing no.s TS-01 rev. A, PTA-96-01, PTA-96-02, PTA-96-03, PTA-96-04, PTA-96-10, PTA-96-11, PTA-96-12 and PTA-96-06 date stamped the 3rd December 2012.
C 3. Prior to the occupation of the dwelling the visibility splays and access arrangements onto Baldrine Road must be set out in accordance with drawing no. PTA-86-04 date stamped the 3rd December 2012. Arrangements shall be maintained as such thereafter.
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.
| Signed : Anthony Holmes Senior Planning Officer | Signed : Sarah Corlett Senior Planning Officer |
| Signed : Michael Gallagher Director of Planning and Building Control | Signed : Jennifer Chance Development Control Manager |
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