Senior Planning Officer Report

Planning Application PA 06/1082: Report by the Senior Planning Officer of the Planning and Building Control Directorate of the D of L G and the E. ### Introduction 1. This report sets out the facts relating to the current planning application and to the planning history of the site, and makes recommendations for consideration by the person appointed to consider the application and report to the Council of Ministers. ### The Site 2. The site comprises an area of open land adjoining the N.E. corner of the crossroads where Johnny Watterson Lane meets Ballanard Road. 3. Whilst the site is zoned on the Douglas Local Plan as Agricultural Open Space, there has nevertheless been granted planning approval for the development of this land in the form of five residential plots. Planning History This site formed a small part of a larger area which has been the subject of the following applications: -- PA 04/965: --- A copy of the decision letter and conditions of approval is attached to this report. The site to which that approval related embraced not only the current site, but also the land at the southern corner which is the subject of PA 06/1082. 5. Conditions (3), (9), (11), and (12) of the approval granted in respect of PA 04/965 required the submission of further details in relation to the road junctions, the landscaping, surface-water disposal, and external finishes. These details were approved under reference PA 05/2110. A copy of the decision letter and conditions of approval is attached to this report. ### The Proposed Dev't 6. The application proposes that the site should be developed in the form of four detached dwellings and three pairs of semi-detached dwellings, together with the associated access road and networks. ### Written Representations 7. On the Dept's copy of the file are the following written representations:- (a) Highway Authority: Do not oppose. (b) Local Authority: No objection (c) Fire Service: Consultation recommended. (d) Disability Access Office: Detailed recommendations. (e) P. D. Skelton of 11, The Abbey Woods: Objection on grounds relating to the change in density, the proximity of some of the buildings, the drainage arrangements, the use and treatment of the verge, and the tender process conducted by the Dept. Assessment 8. The residential use of the site has already been approved, albeit in the form of five plots rather than the ten now proposed. 9. The principal issues are thus (a) the increase in density; (b) the layout and siting of the buildings; (c) the detail of the buildings; and (d) the drainage arrangements. 10. The tender process by which the prospective developer has been appointed by the Dept is not a material consideration in the determination of this application. 11. The site area is approx. 0.45 ha (1.1 acres). The proposed density is thus not high, and is similar to that of the land to the south and to that approved to the north-east. However, this density is clearly higher than that of The Abbey Woods on the other side of Ballanard Road. 12. Having regard to the Strategic Policies in the emerging Strategic Plan, and in particular to SP1:- it is suggested that a density of dev't as new proposed accords with the Dept's general policy for new residential dev't, and that the density would itself be acceptable. 13. The layout and siting of the buildings is such as to provide adequate clearance between the buildings, and building-line of 10m-plus to Johnny Watterson Lane. The houses on Plots 6a and 7a would be close to the site boundary and to Balla- nard Road. However, existing and new planting should soften the visual impact from the highway and from the west, and should serve to provide privacy for the occupants. 14. The proposed floor-levels are at approx. natural ground level (in respect of the mid-points), and step up the hill in response to the slope of the land. 15. The buildings themselves are in keeping with those already approved to the north-east of the site, and are unobjectionable in form, finishes, and detail. That part of 6a and 7a closest to Ballanard Road is single storey. 16. The development would be drained to the public sewers in Ballanard Road. Drainage Authority has not objected to this arrangement. ### Recommendations 17. It is recommended that the application should be approved. Consideration should be given to the imposition of conditions which (a) relate the approval to the submitted drawings; and (b) ensure that the terms of the earlier approvals, and where still relevant, are repeated; it is understood that there is now an adequate supply of treated water, and that conditions (7) and (8) of 04/965 are no longer necessary. 18. There should also be a requirement for the submission of a detailed scheme of landscaping designed to screen the garden areas from the highway, and for the implementation of the approved scheme. 19. The advice of the Fire Service and the Disability Access Office should be brought to the attention of the applicant by the addition of appropriate Notes. J. N. Officer