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Application No.: 15/01008/B Applicant: Mr Julian & Mrs Andrea Driver Proposal: Erection of two detached dwellings with integral garages Site Address: Plot Adjacent To Ballaghreiney Station Road Port St. Mary Isle Of Man Case Officer : Miss S E Corlett Expected Decision Level: Planning Committee
THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE DUE TO THE PLANNING HISTORY OF THE SITE AND THE LAND ALONGSIDE
1.1 The site is part of an area which was granted approval for the development of a number of dwellings, alongside the former gas works which lay to the west of the Port St. Mary Railway Station, The Station Hotel and an existing dwelling, Ballaghreiney, the last two of which are owned by the applicants. The approval in principle for the dwellings was granted under PA 14/00357/A for twenty three dwellings and full, detailed approval was granted for twenty dwellings (PA 15/00870/B) on all of that earlier site, less that which is the subject of this current application. - 1.2 The site was formerly a car park which served the public house although the lack of lighting and a consistent surface of the lane led over the years to the car park not being used by patrons of the hotel. The car park was then acquired by the applicants who obtained planning approval for its use as a storage yard for their landscaping business (PA 09/02030/C). THE PROPOSAL
2.1 Proposed is the erection of two dwellings on the site (resulting in one fewer dwelling than was approved under the approval in principle) with an access separate from the larger development site for twenty dwellings to the west. There are mature sycamore trees which abut the northern boundary of the site, leading onto the access lane and two of these are to be removed to facilitate an acceptable access into the site. Two dwellings will be erected, one to the north of the other and both of different styles and sizes. One of the properties features a stone plinth, the other a brick plinth and both properties have rounded headed windows, timber detailing and one has a brick chimney, all reflecting the details found on the nearby railway station building. - 2.2 The properties are around 20m from the approved dwellings to the west and both properties have integral garages as well as parking on the driveway. Both properties will be connected to the main sewerage system in the lane. - 2.3 No details of levels have been provided, the dwellings shown to be built at datum 0.00 but there are no other reference points which establish what this level is. The levels of the development to the west were raised in order to access the existing drainage. PLANNING STATUS AND POLICY
3.1 The site is identified on the Area Plan for the South adopted in 2013 as part of a larger area of Industrial use, reflecting the previous use of the gas works site for that purpose. This industrial area includes the gas works site and the former car park which is the subject of this application but Ballaghreiney is designated as residential and the hotel as Mixed Use (Public House). - 3.2 The previous application for the principle of the residential development of the larger site including this, is the most relevant of material considerations, the inspector accepting that the land was suitable for residential use and at a density far in excess of what is currently being proposed. There were no issues with drainage or access -that application proposing to improve visibility at the entrance to the lane from Station Road which was reiterated in the detailed application for the twenty houses. REPRESENTATIONS
4.1 Port St. Mary Commissioners indicate that their appointed member for planning applications has no objection to the application (28.09.15). - 4.2 Department of Infrastructure Highway Services indicate that they have no objection to the application (24.09.15). ASSESSMENT
5.1 Whilst the proposed dwellings are larger than those approved in the principle application, there are half as many of them and as such, it is considered that the development is acceptable in these respects. The design is arguably more reflective of the existing more dominant buildings in the vicinity and as such are considered to be visually sympathetic and a good transition between the approved larger residential development and what already exists to the east. the applicants have actively tried to associate their new development with these buildings, incorporating larger barge boards and stonework, brickwork and chimneys. The applicants have also liaised with DEFA Forestry in respect of the impact on the existing trees. - 5.2 The development is considered to be acceptable and is recommended for approval.
PARTY STATUS 6.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
SUPPLEMENTARY REPORT The Planning Committee was made aware of the supplementary representations from Haven Homes Ltd and the applicant's agent's response to this. The Planning Committee was advised that in respect of the concerns regarding levels, an addition to the drafted condition 2, saying that the proposed levels may be no higher than the finished ground levels on the site to the west. This was accepted. In respect of the concerns raised in respect of drainage the Committee was advised that the application for approval under the Building Regulations would resolve whether and how the surface water would be drained and if this is not practicable, such approval would not be forthcoming. The Committee accepted this. Finally in respect of the requirement for improvements
to the visibility splay, the Committee was advised that they could either consider that the proposal for two additional dwellings would not add significantly to the amount of traffic using the access and as such did not need to provide the improvements required, or could attach a suspensive condition requiring these improvements, provided as part of the development of the adjacent site to the west, to be in place prior to the commencement of any works on the application site. The Committee approved the former.
Haven Homes Ltd was afforded interested person status. Recommendation Recommended Decision: Permitted Date of Recommendation: 05.10.2015 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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.
This approval relates to drawings 1502/01, 1502/02, 1502/03, 1502/04 and 1502/05 all received on 2nd September, 2015.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.
Signed : S Corlett Presenting Officer
Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraphto the officer report).
Signatory to delete as appropriate YES/NO
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