Officer Report

Application No.: 15/00023/B Applicant: Hartford Homes Ltd Proposal: Erection of a dwelling (comprising amendments to dwelling approved under PA 13/91392/B) Site Address: 33 Cronk Cullyn Colby Isle of Man Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

1.1 The site is an approved plot within a development of 60 new dwellings on a site approximately 3 hectares in area and has 14 - 16, 18 - 21, Cronk Cullyn and Crofton Beg, Cooill Ghlass in the small cul de sac of Ard Wooilley as well as Trafalgar on the Main Road to the west, open agricultural land to the north, 3, 4 and 5, Ballacriy Park to the west and Eyreton, a builder's yard, Doagh Close, and the Colby Glen Public House with associated car park, to the south. The last 4 properties front onto the A7 Main Road. Alongside the public house is the local shop. Primrose Cottage abuts the site to the south. This is a modest traditional cottage which has been extended and has no land to the rear, its rear boundary commensurate with the rear elevations of the property. - 1.2 The overall estate site slopes downward towards the south by around 6m over 190m. Access into the site is via Cronk Cullyn where the beginnings of the infrastructure for the development of this area have been installed, following earlier approvals (see Planning History). There is also an access from Ballacriy Park to Meadowfield. - 1.3 The estate site has a line of trees running south west to north east in the southern part of the site which then run south along the rear of the Ard Wooilley properties and there are a further four or five trees between Ballacarmick and Croit Veg and sporadic trees along the watercourse which runs along the watercourse which forms the eastern boundary of the site. - 1.4 The approved development involves a density of around 20 dwellings per hectare. The lower part of Ballacriy Park which abuts the development site is around 16 dwellings per hectare; Ard Wooilley is around 15 dwellings per hectare; Cronk Cullyn and Cronk y Thatcher are each around 13 dwellings per hectare. There are no affordable units nor public open space in any of the surrounding housing developments. - 1.5 The application site in this current proposal lies on the northern side abutting the open space to the north. The site is the westernmost of three along this boundary. As approved the dwellings are a Lancaster and two Yatelys, one of which is the application property. THE PROPOSAL

2.1 Proposed is the erection of a Yately as approved but with an attached single storey garage . The dwelling which was approved had a garage in the side of the front projecting

annex. This is now to be omitted and the annex all living accommodation. The driveway previously shown which served the integral garage is to be retained and a further drive introduced to serve the proposed garage. The approved ground floor window in the side elevation behind the proposed garage is to be relocated further back on this elevation and a new window introduced in the front of the projecting front annex.

PLANNING POLICY AND STATUS

3.1 The site is designated on the Southern Area Plan of 2013 as Res (Prop). There is a development brief which accompanies this designation, in the Written Statement which states the following: Development Brief 12

• 1. A design and access statement must be included with any application. This must explain and illustrate the principles and concept behind the design and layout of the development scheme. The statement must demonstrate how the scheme relates both to the site (which in this instance is sloping in nature), and its wider context, the surrounding area and examine how access has been dealt with.
• 2. Comprehensive landscaping proposals must be included as part of any detailed development proposals, which must show the retention of existing mature boundary trees.
• 3. The provision of appropriately sited public open space, children's play space and amenity space must be in accordance with the Open Space requirements set out in Appendix 6 of the Isle of Man Strategic Plan, 2007, or its replacement.
• 4. Any development proposals must include improvements to the junction of Cronk y Thatcher and the A7. The location and design of the vehicular access points to the site must be prepared in consultation with the Highways Division (DoI).
• 5. Pedestrian access must be provided to the site from Ballacriy Park, the Cronk Cullyn Estate and the Main Road in the vicinity of the Colby Glen Public House.
• 6. There is a stream running through the site; a Flood Risk Assessment will therefore be necessary and advice should be sought from the Isle of Man Water and Sewerage Authority.
• 7. Affordable housing must be provided in accordance with the requirements set out in Housing Policy 5 of the Strategic Plan 2007, or its replacement.

3.2 The following Strategic Plan policy are also considered relevant:

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:

• b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them;
• c) does not affect adversely the character of the surrounding landscape or townscape; g) does not affect adversely the amenity of local residents or the character of the locality."

REPRESENTATIONS

4.1 Arbory Parish Commissioners indicate that they have no comments to make (03.02.15).

4.2 Department of Infrastructure Highway Services indicate that they do not oppose the application (21.01.15).

• PLANNING HISTORY
• 5.1 The site has been the subject of previous applications for residential development, at least one of which has been implemented in the form of the installation of some of the approved drainage at the north eastern part of the site as it joins Cronk Cullyn.

5.2 The most relevant application for this development is PA 13/91392/B which was approved and permitted the erection of 60 dwellings and the associated roads and services. There were a number of conditions, to do with the phasing of the development and the affordable housing and public open space which have been satisfied. Since then there have been applications to alter the details of some of the dwellings on the estate - PAs 14/01224/B and 14/01429/B. ASSESSMENT - 6.1 The proposed changes increase the mass and footprint of the building but do not change the size or shape of the curtilage. The addition of the garage does not increase the size of the dwelling such that it is now too large for the site and having no development alongside to the west, the impact on neighbours is limited. The changes to the house appearance through the insertion and relocation of windows are not judged to be unacceptable. There are no implications for public open space or affordable housing.

6.2 The application is recommended for approval. PARTY STATUS 7.1 The local authority is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.

7.2 Department of Infrastructure Highway Services is granted interested party status under the Town and Country Planning (Development Procedure) (No 2) Order 2013 paragraph 6 (4) d.

Recommendation Recommended Decision: Permitted Date of Recommendation:

09.02.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval

• N : Notes attached to conditions R : Reasons for refusal
• O : Notes attached to refusals

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. All public open space and play equipment shown on the approved plans shall be provided and available for public use on or before the occupation of 50 of the dwellings within the wider estate as a whole in the area approved under PA 13/91392/B.

Reason: to ensure that the public open space is available to users of the estate in accordance with the objectives of the Strategic Plan.

• C 3. No dwelling may be occupied until such time as the parking spaces associated with it have been provided and there is a road at base course level (or better) to the dwellings and its parking spaces. Reason: in the interest of the amenities of the residents in the estate.
• C 4. No development may commence until such times as adequate protection is afforded to the existing trees on site which are to be retained - such as that shown in drawing 04 submitted in respect of PA 13/91392/B. The protection shall not be removed until the development has been completed. The protected areas shall be kept clear of any building, plant, equipment, material debris and trenching, existing ground levels shall be maintained, and there shall be no entry into the protected areas except for approved arboricultural or landscape works. Reason: in the interests of the amenity of the area.
• C 5. All hard and soft landscaping works shall be carried out in accordance with the approved details and programme as shown and approved as part of PA 13/91392/B. Any trees or plants which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced during the next planting season with other trees or plants or a species and size to be first approved in writing by the Planning Authority. All hard landscaping works shall be permanently retained in accordance with the approved details. Reason: in the interests of the amenities of the estate.

-----------------------------------------------------------------------------------------------------------This approval relates to drawings 40, 41, 42 and 43 all received on 13th January, 2015.

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 : 11.02.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer

Signed: Michael Gallagher Michael Gallagher Director of Planning and Building Control

Signed :…………………………………….. Jennifer Chance Head of Development Management