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| Application No.: | 13/00390/B |
| Applicant: | Haven Homes Ltd |
| Proposal: | Demolition of existing buildings and erection of eight dwellings |
| Site Address: | Pulrose Farmhouse & Nos. 1 & 2 Pulrose Farm Cottages New Castletown Road Douglas Isle Of Man IM2 2DB |
| Case Officer: | Mr A Holmes |
| Photo Taken: | |
| Site Visit: | |
| Expected Decision Level: | Planning Committee |
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS IT IS FOR A DEVELOPMENT OF 8 DWELLINGS.
1.1 The application site comprises two parcels of land located within the Pulrose Farm development adjacent to New Castletown Road in Douglas. The northern of the two parcels currently contains one two-storey detached dwelling. The southern currently contains a pair of two-storey semi-detached dwellings.
2.1 The proposal comprises the replacement of the existing dwellings with eight dwellings. It is proposed to erect two pairs of two-storey semi-detached dwellings on the northern of the two parcels, and a detached two-storey dwelling and a row of three two-storey terraced dwellings on the southern.
2.2 The design and layout of the proposed dwellings is similar to that of the recent surrounding development, i.e. contemporary in style and appearance. Parking for the proposed dwellings is provided either to front or side of the respective dwelling. The proposed development is outside of land and areas directly subject to legal agreement put in place under previous planning application 10/00149/B.
3.1 The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application:
3.2 Planning application 10/00149/B sought planning approval for the creation of a residential estate comprising 28 houses and 8 apartments with associated roads and infrastructure on an application site that included that the application site for the current planning application. This previous planning application was approved by the Council of Ministers on the 22nd July 2010 subject to the developer entering into legal agreements covering affordable housing and open space provision. The necessary legal agreements were subsequently concluded and the development is currently under construction.
4.1 In terms of land use designation the application site is located within a wider area of land that is designated as predominantly residential use under the Isle of Man Planning Scheme (Douglas Local Plan) Order 1998. 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains the following policies that are considered specifically material to the assessment of this current planning application:
"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:
"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:
"In granting planning permission on land zoned for residential development or in predominantly residential areas the Department will normally require that of provision should be made up of affordable housing. This policy will apply to developments of 8 dwellings or more."
"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.
"The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."
5.1 Douglas Borough Council has no objections to the planning application. 5.2 The Department of Infrastructure Highways Division do not oppose the planning application stating that it meets current Highways standards and policies. 5.3 The Isle of Man Water and Sewerage Authority are satisfied with the drainage arrangements for the proposed development. 5.4 The Department of Environment, Food and Agriculture's Aboricultural Officer comments on the planning application. They note that the proposed development does not result in building or engineering works in any area demarcated as the canopy spread of trees on or bordering the site but recommend that appropriate exclusion zones and protective measures are put in place to ensure that any trees are not unduly harmed by the proposed development.
6.1 As the planning application proposes residential development within an existing residential area it is concluded that the basic principle of residential development is not in question. The primary role of the planning application is therefore to assess the site specific impacts and acceptability of the proposed development. 6.2 In respect of impact on public amenity it is considered that the existing dwellings contained within the application site are of poor appearance and are out of keeping with the overall appearance of the estate currently under construction on the adjoining land. It is understood that the developer had originally wanted to develop the overall land as one site but was unable to secure these two sites until now, the proposed development is seen as an opportunity to address this. The design of the proposed development echoes that of the development on the adjoining land. As such, it is considered that the proposed development is suitably in keeping with the area and that the overall street scene will be improved on the existing situation. The impact on public amenity is concluded to be acceptable. 6.3 In terms of impact on private amenity the proposed development is set out in a manner that does cause undue overlooking, overbearing, overshadowing or any other obvious impact on the private amenity of existing surrounding property. The propose layout gives the proposed dwellings appropriate levels of amenity space and does not unduly harm each other. Overall, it is concluded that the impact on private amenity is acceptable. 6.4 Car parking provision for the proposed development is provided at a level to meet the requirements of the Isle of Man Strategic Plan 2007. Whilst the proposal does rely on parking on front of the respective dwellings it should be noted that this no different to the manner in which car parking is provided for a significant proportion of the development within the adjoining land. As for highway safety the proposed development does not interfere with the visibility splay and sight lines onto New Castletown Road. It is noted that the Department of
Infrastructure Highways Division do not oppose the planning application and have advised that the proposal meets current Highways standards and policies. 6.5 Housing Policy 5 requires a minimum affordable element within residential developments of eight or more dwellings. As highlighted earlier in this report the proposal replaces three existing dwellings with eight dwellings, a net increase of five dwellings. The provision of affordable housing within these eight dwellings is effectively controlled by a condition of sale by Douglas Borough Council who currently owns the three existing dwellings. That condition will see three of the eight proposed dwellings being given to Douglas Borough Council for use as local authority housing. As such, of the proposed development will be public housing and therefore is concluded to meet the requirement of Housing Policy 5 without needing a subsequent legal agreement.
7.1 It is recommended that the planning application be approved.
8.1 It is considered that the following parties that made representations to the planning application should be afforded interested party status:
Douglas Borough Council; The Department of Environment, Food and Agriculture's Aboricultural Officer; and The Isle of Man Water and Sewerage Authority. 8.2 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.
Recommended Decision: Permitted
Date of 16.05.2013
Recommendation:
Conditions and Notes for Approval / Reasons and Notes 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 1257-00, 1257-01, 1257-02A, 1257-11, 1257-12, 1257-13, 1257-21 and 1257-22 date stamped the 28th March 2013.
C 3. All existing trees not scheduled for removal shall be fully safeguarded during the course of the site works and building operations (see guidance notes enclosed and BS 5837: 1991). No work shall commence on site until all trees, shrubs or features to be protected are fenced along a line to be agreed with the Planning Authority with: a) 1.2 m minimum height chestnut paling to BS 1722 Part 4 securely mounted on 1.2 m minimum height timber posts driven firmly into the ground; or b) 2.4 m minimum height heavy duty hoardings securely mounted on scaffold poles. Such fencing shall be maintained during the course of the works on site. No unauthorised access or placement of goods, fuels or chemicals, soils or other materials shall take place inside the fenced area.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : __________________________ Committee Meeting Date : 29/5/13
Signed : __________________________
Presenting Officer
Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
TYPOGRAPHIC ERROR AT PARA 6.5 - "NOT" MISSING BETWEEN "DOES" AND "CAUSE". HISTURE HIGHLIGHTED TO PLANNING COMMITTEE.
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