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Application No.: 15/01013/B Applicant: Mr David & Mrs Pat Swanson Proposal: Erection of a dwelling with detached garage and greenhouse/shed Site Address: Land At Clarecourt Marathon Road Douglas Isle Of Man Case Officer : Miss S E Corlett Photo Taken: 08.10.2015 Site Visit: 08.10.2015 Expected Decision Level: Officer Delegation
Officer’s Report THE SITE
1.1 The site is a piece of land which fronts onto Victoria Road and backs onto an existing dwelling, Clarecourt. The boundaries of the site are slightly different to that of an earlier application, PA 14/0068/B, generally larger in that Clarecourt had a site which was to be 32m long whereas now it is decreased to 27m and the application site was to be 27.5m long and now it is to be increased to 33.5m. The width remains as with the earlier application. - 1.2 The site is lower than the curtilage of Clarecourt. - 1.3 Planning approval has been granted for the erection of a dwelling to the north (13/91187/B) and for a pair of semi-detached dwellings alongside Clarecourt (PA 11/01484/A). - 1.4 There are trees on both sides of the plot towards the Victoria Road frontage, those on the north eastern boundary are closer to the road and have been trimmed back. Those on the south western boundary are further from the road and from the overhead service lines which run along parallel with the plot frontage. THE PROPOSAL
2.1 Proposed is the erection of a dwelling on the site - an alternative to what was approved under PA 14/00688/B. The house is to be in approximately the same position as previously, slightly wider (1.5m) and deeper (2.5m) and less tall (0.3m) and with the garage on the north eastern side of the frontage which is the opposite of how it was shown in the earlier application. The house is the same modern design as was approved earlier with the same or similar arrangement of windows and doors but with a different design of roof which is lower than as approved. - 2.2 The changes to the design and size are brought about by the applicant's desire to have an environmentally friendly, Passiv-style house. The proposed garage was originally to have had a sedum (planted) roof. Now it is to have a simpler flat roof. Also proposed is a greenhouse and shed in the rear garden, conjoined and with an asymmetric roof, part boarded and part glazed. This is to be positioned at the rear of the site alongside the boundary with Clarecourt. - 2.3 The applicant now wishes to change the method of construction of the foundations, using a pad foundation rather than a strip method. The pad will be on the basis of a 600mm by 600mm concrete pad wet out at a 3m grid system which will reduce the area and thus the impact on the trees. This method, or a raft will be employed in respect of the construction of the garage.
3.1 The site lies within an area designated on the Douglas Local Plan of 1989 as Predominantly Residential. As such, there is a presumption in favour of residential development, supported by the previous approval and also that for the erection of a dwelling on the land alongside to the north east. The key issue is whether the proposed dwelling continues to comply with the provisions of General Policy 2, taking into consideration the previous approval on the site. REPRESENTATIONS - 4.1 Department of Infrastructure Highway Services indicate that they do not oppose the application (24.09.15).
4.2 Douglas Borough Council does not oppose the application (22.09.15). ASSESSMENT - 5.1 The dwelling is only slightly larger than that originally approved but with windows and doors in the same places. As such, it is not considered that the changes in size will result in an adverse impact on either the streetscene or the living conditions of those in the adjacent properties.
5.2 A key consideration is whether the changed dwelling and garage have any impact on the trees at the front of the site and in this respect the additional width of the property brings it slightly closer to these trees. The trees on the south western boundary are set back further than are those on the north eastern side and are generally more healthy in appearance, not having been pruned or trimmed. The trees on the north eastern side however, have been heavily trimmed back at the lower level, possibly to take account of the electricity or phone lines running alongside the road. As such, the branches of the trees will not be adversely affected be the garage whose roof will be below this. The tree(s) will be much more likely to be affected by excavation for the foundations which would be mitigated if the foundations are a raft style. This should be covered by a condition requiring a method statement for the construction of the foundations for the garage.
5.3 Otherwise the development is considered to be acceptable. PARTY STATUS - 6.1 7.1 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.
Recommendation Recommended Decision: Permitted
Date of Recommendation: 08.10.2015
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.
Reason: the submitted drawings show the trees, which contribute to public amenity, being retained although the canopy spread sits within the area of the proposed structure.
This approval relates to drawings DS'15-01 P1, DS-'15-04 P1, DS-'15-03P1, DS-'15-02 P1 all received on 4th September, 2015.
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Signed :…………J CHANCE…….. Jennifer Chance Head of Development Management
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