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Application No.: 09/01335/B Applicant: Hartford Homes Ltd Proposal: Residential development comprising of 41 dwellings and the conversion of existing barns into four dwellings (comprising amendments to PA 04/02083/B) Site Address: Field 434833 (0012 \& 0028) Scarlett Road Castletown Isle Of Man ### Considerations Case Officer : Miss S E Corlett Expected Decision Level: Planning Committee ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Castletown Commissioners Notes : Consultee : Estates \& Housing Directorate Notes: Affordable Housing memo sent 18.08.09 PT Consultee : Disability Access Officer Notes: The access office would like to at least one of these dwellings accessible to a person with a disabilty. This information can be obtained from the Disability acess office.
This application is recommended for consideration by the Planning Committee rather than under delegated powers as the site has a planning history of applications which were all considered by the Planning Committee and many of which were the subject of appeals. As such, for consistency in the decision-making authority, it is recommended that the Committee considers this application.
The site represents the site of a previously approved residential development of 41 homes to the south west of Scarlett Road, Kissack Road and Close Rushen, accessed through Scarlett Road. To the 23 September 2009 09/01335/B Page 1 of 7
south east of the site is Knock Rushen House - a substantial detached property which fronts onto Queen Street/Scarlett Road and has to the side the proposed emergency access for the residential development.
Development has commenced in the form of the construction of a builders' compound and certain works undertaken on site in accordance with the conditions imposed upon the approval granted on appeal (see below).
The site lies within an area designated on both the extant 1991 Castletown Local Plan and the draft Area Plan of 2001 which was issued in draft form but never progressed to a public inquiry, as Residential.
The site has been the subject of a number of applications for development, many unsuccessful. PA 04/2083 proposed the development of 41 dwellings and associated landscaping and parking and was permitted on appeal. The present application seeks amendment of this approved scheme.
The plot layout remains as approved. The dwellings are proposed to be changed in appearance to varying degrees.
The dwelling on plot 1 now has solar panels on the south west facing roof pitch, the approved windows have changed from a horizontally oriented three up two down pattern to four vertically proportioned windows with a similarly sized featured render panel in the space above the front door. The chimney stacks are to be retained but set in from the gable. The feature parapet detailing on the front elevation is to be omitted and four dormers proposed in the front pitch rather than two as proposed. The Georgian pane glazing pattern is to be removed and replaced with a simpler pattern with no glazing bars. A window in the rear annex is to be widened, the dormer on the rear pitch widened, the door in the rear annex relocated to the side of the walling. The chimneys are now to be rendered rather than finished in stone. The single storey sun room is now to have a hipped, tiled roof and is to be rendered rather than finished in timber boarding.
The housing on plots 2 and 3 are now J types rather than J1. Chimneys are to be omitted, solar panels introduced to the front elevation which faces out from the estate, the garage doors which face into the estate are to be a panelled style rather than vertical boarding and the rear single storey annex is to have only a window in it, not two windows and a door as proposed.
On plots 4 and 5, the G and C have been modified to bring more similarities to the two properties which are semi-detached. The chimneys are to be omitted, the dormers widened slightly and the flat roofed dormers on the C type are to be replaced with pitched roof ones which match those in the adjoining property. The glazing pattern in the G type is simplified from a Georgian pane vertically proportioned window throughout to a wider window but with glazing bars to retain the vertical emphasis within each light. On the front of both properties, which face away from the estate there are to be two solar water heaters, the rear balcony is to be clear glazed rather than vertical ironwork and longer rooflights are to be installed in the rear pitch which faces into the estate but is masked by the row of garaging between the dwelling and the estate road. The rear annex to the G type is to be lengthened and a door and horizontally proportioned window installed in place of two small windows.
On plot 6, the K type is to be modified: the Georgian pane window pattern is to be replaced by a wider window with side lights to maintain the vertical emphasis, the single chimney is to be omitted, the step detail on the dormer eaves is to be omitted and a larger rooflight installed on the front elevation. On the rear there are to be installed solar water heaters, larger rooflights and the Georgian pane glazing pattern omitted in place of single pane lights. The rear of this property is partly screened from view by the garaging associated with plots 4 and 5.
On plot 7 a new house type, K 2 is to be introduced. This has the same changes as above (K) for the front elevation and a larger rear annex with lantern light.
Plots 8 to 11 inclusive proposed H types which are still proposed but with the following amendments: the chimneys are to be retained - these are prominent houses which face the person entering the estate. The stonework is also to be retained and the Georgian pane glazing pattern changed to a simpler form with no glazing bars. Solar panels are to be installed on the front pitch, the dormers are to be slightly wider, windows omitted from the rear annex and the windows on the rear, which will only be seen from the rear parking area, are to have the glazing bars omitted and the apertures widened slightly. The gable of the property on plot 8 which faces the estate road is to be finished in stone, as originally proposed, the remainder of the gables which are very close to the other adjacent properties and thus less visible, are to be finished in render.
The A type houses on pots 12 and 13 are to be replaced with A1 types which differ from the approved houses in terms of the omission of the central chimney and gable verges, the removal of the glazing bars, the change in garage door from a vertical boarded door to a panelled one and the insertion of a front gable feature above the first floor windows. Solar panels are to be introduced on the side of each gable as is shown on the site plan.
The J types on plots 14, 15 and 16 are to be replaced with J1 types which retain their Georgian pane window pattern on the front elevation but lose it on the rear, panelled garage doors are proposed in place of curved vertical boarded doors, chimneys are to be omitted, the gables of the roof will overhang the gable and all three properties are to be the same height whereas previously the property on plot 14 was to be slightly lower than the other two.
The E type on plot 17 is to have slightly wider windows, a solar water heater on the front pitch, slightly wider dormers, no Georgian pane glazing bars and the central chimney is to be omitted.
The G1 types on plots 18 and 19 are to be retained but modified as follows: the Georgian pane glazing pattern is to be replaced with a simpler window style with no glazing bars and the ground floor windows are to be widened. The vertical boarded garage door is to be replaced with a panelled one and the outer chimneys omitted. On the rear which faces into the parking area, solar water heaters are to be installed, a longer rooflight and slightly taller and wider rooflights. The metal balustrade on the balcony is to be replaced with a glazed panel.
The B type properties on plots 10, 21 and 22 are to be retained but proposed as one terrace rather than the pair of identical semis and attached cottage as approved. the outer chimney are to be retained but with overhanging gables rather than concrete gable verges flush with the gables themselves. the windows are to be wider but with side lights to maintain some verticality, solar water heaters on the rear pitches.
The K house on plot 23 is to be modified in terms of the removal of the Georgian pane glazing bars, the enlargement of the rooflights on the front and rear pitches, the omission of the chimneys and the installation of solar water heaters on the rear pitch.
The F type property on plot 24 is to be enlarged through the addition of a single storey rear annex, a simpler form of glazing, still in vertical apertures, and solar water heaters on the rear pitch. The windows in the rear pitch are to be widened and the chimney retained.
The G type houses on plots 25 and 26 are to be retained but with slightly wider and taller dormers and windows to match, no chimneys, no Georgian pane glazing pattern and clear glazed screen to the rear balcony and solar water heater on the rear pitches.
The E type property on plot 27 is to be amended in line with the changes proposed on plot 17.
The C type dwellings on plots 28 and 29 are not to have the single chimney as approved, the flat roofed dormers are to be replaced with pitched roofed ones, the Georgian pane glazing pattern in the front and rear windows are to be omitted and a solar panel installed on the front pitch.
The B type dwellings on plots 30 - 33 are to be amended in accordance with the changes to plots 20 - 22 with the solar water heaters to be installed on the front pitches.
The F type on plot 34 is to be amended in line with the changes at plot 24. The C type on plot 35 is to be amended in line with the changes at plots 28 and 29 but with the solar water heaters in rear pitch.
The K1 types on plots 36 and 37 are to be amended - the windows are to be wider and without the Georgian pane glazing pattern, solar water heaters on the front pitches, two rather than three eaves level dormers on the front pitches, panelled garage doors where there were previously to have been open garages and the introduction of a heavy string course above the first floor windows. The rear garages are to be omitted and replaced with a rear extension which does not extend out as far as the previously approved garage.
The D type on plots 38 and 39 are to have wider windows without the Georgian pane glazing style, the same vertically boarded garage doors and new solar water heaters on the front pitches. The pitched roofed rear annex is to be replaced with a flat roofed extension of the same area which will only be visible from the residential properties to the rear in Scarlett Road.
The A type on plot 40 retains its chimney but will have a wider first floor window, a panelled garage door in place of vertical boarding and solar heating panel on the side pitch.
The barns which were approved for conversion under the previous application, are now to be amended. The proposed plans generally retain more existing apertures than did the previous proposal and present a more random arrangement of windows and doors. Barn 44 which abuts the north eastern boundary of the site is a single building of rectangular plan form. The south easternmost part is now to be rebuilt but in the same form as previously approved and to be used as garaging.
The L-shaped barn which lies to the south west - plots 41,42 and 43 is to be retained with more window and door apertures left intact and with the ground level relatively unchanged resulting in one of the buildings having only a single floor rather than two floors in the previous scheme. A larger aperture is being retained as such as a feature. The works still require some building up of existing apertures and some introduction of new openings. In a more rural location where the provisions of Housing Policy 11 would be applied this may be of concern. However, these barns are now in an urban location and their retention, whilst very welcome would not be a requirement of the scheme. Their retention does add positively to the character of the site.
Disability Access Officer recommend that at least one of the dwellings is fully accessible by disabled persons. This is the responsibility of the Building Regulations and is not a policy of the planning process. As such this should not be referred to in the planning decision notice.
The houses are not yet built although the conditions of the application for the development of the site have been satisfied and commencement of development is imminent if it has not already started. The plots are as previously approved and as such the only issue is the change in the appearance of the properties and the impact of this as viewed by the public. The buildings are not increasing in height or massing nor are there any new windows - as such there will be no impact from the proposed alterations on the privacy or amenities of those in adjacent property. The estate is generally seen by the public only from Scarlett Road/Queen Street from where the closest dwelling is over 100m away -
the public footpath to the south west is even further away. The properties will be visible from within the estate although this is a cul de sac.
The justification for the modifications is suggested as being the result of trying to weatherproof the dwellings from the "high exposure of the site", the maximise natural light to the interiors of the properties, elimination of those elements which, due to the exposure of the site would result in noise being generated, satisfying Building Regulation requirements regarding means of escape, the provision of solar heating facilities and the design of the properties to avoid excessive future maintenance costs. The visual impact of the proposals is generally to omit some of the finer detailing - the Georgian style glazing bars, some of the chimneys and to simplify the construction and maintenance of the buildings themselves - the introduction of overhanging eaves and gables, the omission of gable verges.
These changes will be unlikely to be perceivable from the longer public view and from within the estate, the houses, whilst modelled on more traditional buildings, perhaps some which may be found in the heart of Castletown, will be clearly part of a modern estate with buildings arranged around a modern street layout with garaging and vehicles and the trappings of a more modern era. As such, it is recommended that whilst the changes are generally to move away from the finer detailing of the approved scheme, do not affect the impact of the scheme so significantly as to warrant refusal of the application. This is even more relevant when one considers the efforts which are being taken to capture renewable energy and to minimise the use of energy in the occupation of the properties. It should also be considered that the site is not within a conservation area, or adjacent to any protected buildings: the site is at the end of an estate of modern dormer bungalows and also seen from the south where the viewer has passed beside the modern properties of the southern part of Queen Street/Scarlett Road.
Bearing all of this in mind, it is considered that the proposals are acceptable.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Recommended Decision: Permitted
Date of Recommendation: 22.09.2009
N : Notes attached to conditions R : Reasons for refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This permission relates to the construction of 41 dwellings, associated parking and the conversion of the existing barns to residential accommodation all as shown in drawings 001, BC10 A, BC41, BC4243, BC44 A, C-100 A, D-100 A, F-100 A, G1-100 A, J1-100 A, K1-100 A, K2-100 A all received on 10th August, 2009 and 01B and L-300 A both received on 17th September, 2009 and A1-300, A-300, B300, C-300, CG-300, D-300, E-300, F-300, G1-300, G-300, H-300, J1-300, J-300, K1-300, K2-300, K300 all received on 10th August, 2009.
No dwelling may be occupied until such times as the estate road has been constructed to at least base course level and adequately lit from the junction of the adopted highway up to the access of the dwelling, to the satisfaction of the Planning Authority after consultation with the Highway Authority.
No dwelling may be occupied until the parking facilities and vehicular access(es) have been completed to the satisfaction of the Planning Authority after consultation with the Highway Authority before being brought into use and such facilities must be thereafter so retained.
No works may commence upon the construction of the penultimate dwelling on the site until such times as the estate road has been completed to the satisfaction of the Planning Authority after consultation with the Highway Authority.
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the dwellings, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
The windows in the properties must be installed as shown and described in the approved plans and may not be replaced, other than by windows identical to these, without the prior written permission of the Planning Authority.
The dwellings and garaging must be finished in accordance with the schedule of finishes approved under PA 04/02083 in response to condition 7 of that approval.
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 : Signed : Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
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