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Application No.: 10/01428/B Applicant: Mrs Barbara Skillen Proposal: Erection of a dwelling Site Address: Land Between Invertay And Westdene Croit E Quill Road Laxey Isle Of Man ### Considerations Case Officer : Miss Laura Davy Photo Taken: 19.10.2010 Expected Decision Level: Planning Committee ### Written Representations Westdene Croit e Quill Road Lonan Objects to the proposal ### Consultations Consultee : IOM Water \& Sewerage Authority (Water) Notes: no objection subject the following conditions:- Consultee : Manx Electricity Authority Notes: see note 2 Consultee : Highways Division Notes: Do not oppose Consultee : Lonan Parish Commissioners Notes: Approve
The application is before the Planning Committee for consideration at the request of the Senior Planner as the site is owned by a member of the Planning Committee.
The application site is the curtilage of a plot of land between Invertay and Westdene, on the eastern side of Croit-E-Quil Road, Lonan. The site is currently vacant, but was formerly part of the garden which belonged to Westdene. From Croit-E-Quill Road the site slopes away to the South East.
Proposed is the erection of a dormer bungalow with living accommodation provided in the roof space. Three dormers would be installed in the South East elevation to provide light to the first floor accommodation, and four roof lights would be installed in the North West elevation. There would be a decking area which would be accessed off the lounge area, as the garden slopes away the decking would need to be raised by approximately 2 m in one place in order for it to be the same level as the dwelling. The ridge line of the proposed dwelling would be set no higher than the existing ridge level of Invertay.
The following previous planning application is considered specifically material in the assessment of the current application:
PA 07/00259/A Approval in principle to erect a dwelling The above application was permitted, and the following conditions attached:
1) This approval is in principle only and will remain valid for a period of two years within which time no development may take place until such time as details of the reserved matters (siting, design, external appearance, internal layout, means of access, landscaping) have been approved by the Planning Authority. Such reserved matters should form the subject of a single application. 2) This approval relates to the erection of a dwelling on the land defined by the red line on the location plan date stamped the 9th February 2007. 3) Any dwelling proposed by any subsequent reserved matters planning application must be single storey in form. This may include the provision of habitable accommodation within the roofspace subject to the impact of such on the existing surrounding dwellings being appropriately limited. 4) Any dwelling proposed by any subsequent reserved matters planning application must be designed so as to have a ridge height no greater than that of the neighbouring dwelling Invertay when viewed in the street scene from Croit-E-Quill Road. 5) Any dwelling proposed by any subsequent reserved matters planning application must be designed to include minimum visibility splays of 2metres by 36metres. 6) Any dwelling proposed by any subsequent reserved matters planning application must be designed to include a turning facility to allow motor vehicles to enter and exit the site in a forward gear. 7) Any dwelling proposed by any subsequent reserved matters planning application must be designed to include on site car parking provision for a minimum of two private cars. 8) Any dwelling proposed by any subsequent reserved matters planning application must be connected to the public sewer(s) 9) Any dwelling proposed by any subsequent reserved matters planning application must include provision to ensure that no surface water (directly or indirectly) discharges to any foul drainage system(s).
The application site is within an area zoned as "Predominantly Residential Use" identified on the Laxey and Lonan Area Plan 2005. It is appropriate to consider General Policy 2, Environment Policy 42 and Housing Policy 6 of the Isle of Man Strategic Plan (20th June 2007).
Highways Division do not oppose subject to the imposition of the following condition: sight lines of 2 x 36 provided. Lonan Commissioners recommend that the application be approved. The Isle of Man Water and Sewerage Authority are happy with the application, there is sufficient clearance between the proposed development and the existing foul sewer.
Manx Electricity Authority have expressed an interest. The owner/occupier of Westdene, Croit e Quill Road, Lonan have concerns regarding the position of the main sewer line displayed on the site plan, they were also concerned regarding the proposed window in the side elevation which would be directly opposite their bedroom window. Amended plans have since been submitted and the window in the side elevation has been removed. They have since submitted further correspondence and are happy with the removal of the window.
The main issues to be considered in the assessment of this application are whether the proposal would comply with General Policy 2 and Environment Policy 42 of the Strategic Plan. "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."
It is appropriate to consider the relevant points from General Policy 2, which 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 particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans."
It is also relevant to consider L/RES/PR/1 of the Laxey and Lonan Area Plan, which 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."
In terms of assessing the planning application it is necessary to first test the proposal against planning policy within the Laxey and Lonan Area Plan 2005. As highlighted earlier in this report the appropriate policy within the plan is L/RES/PR/1, which basically sets out that residential development in existing residential areas is in principle acceptable. It therefore remains appropriate to assess the application in terms of the specific impacts of residential development in terms of the surrounding area.
In terms of General Policy 2, it is judged that the main components relevant to this particular site are parts (b), (c), (g) and (h)
Firstly dealing with part (b), it is judged that the proposed development would respect the site and surrounding area in terms of siting, layout, scale, form and design. The proposed dwelling would not be built in front of the building line of the neighbouring properties, and the ridge of the main dwelling would not be at a higher level than the neighbouring property Invertay. There would be a similar distance between the proposed dwelling and the neighbouring properties as other existing properties within the street scene. In terms of form and design, the proposed dwelling takes a single storey approach with further accommodation within the roof space which takes the form of a hipped roof, in the rear elevation there would be three dormers installed to provide light to the first floor. There are a mixture of styles within the street scene, mainly singles torey, as such it is judged that the proposed development would comply with part (b)
Part (c) of General Policy 2 requires developments to preserve the character of the surrounding landscape; it is considered that the proposed scale, form and design of the dwelling would be consistent with the character of the street scene and surrounding landscape in general.
Moving on to Part (g) which takes account of the amenity of local residents, the proposed development would not directly overlook any properties to the rear, notwithstanding this, there would be approximately 30 m distance between the rear of the proposed dwelling to the rear of "Mostyn Ville" which is the property to the rear of the application site. It is considered that this would not result in undue overlooking or the loss of privacy. Due to the general topography of the site and surrounding area, the properties on the East side of Croit-E-Quill Road are significantly lower than those on the West, the site gently slopes away from the road, therefore the proposed dwelling would be at a lower level than the existing property Aegir. In the front elevation there would be four roof lights installed to provide light to the roof space, there would be no dormer windows in the front elevation, reducing the impact of overlooking to the property opposite the application site "Aegir". It is also considered that there is sufficient separation between the proposed dwelling and neighbouring properties to prevent loss of light or any unacceptable impacts upon existing residential amenity.
Part (h) refers to developments providing satisfactory amenity standards, including parking provision and acceptable highways safety. The proposed development provides two off street parking spaces, manoeuvring space and sufficient access and visibility. The proposal therefore complies with Part (h) of General Policy 2.
In terms of Environment Policy 42, it is considered that the proposed development takes account of the character and identity of the street scene and the general topography of the site.
For the above reasons the application is considered to be acceptable and is recommended for approval.
The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
The owner/occupier of Westdene are afforded party status. The Isle of Man Water and Sewerage Authority are not afforded party status. Manx Electricity Authority are not afforded party status
Recommended Decision: Permitted
Date of Recommendation: 31.01.2011
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the erection of a dwelling as shown in drawings 09/0512/1 Rev A and 09/0512/2 Rev A received 16th December 2010.
C 3. Visibility splays of shall be provided prior to first occupation of the dwelling.
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 : Authority Meeting Date :
Signed :
Further to the decision of the Authority an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
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