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The application site comprises of a parcel of land situated between two existing dwellings on the eastern side of Croit-e-Quill Road in Lonan.
The planning application seeks approval in principle for the erection of a dwelling on the application site.
There are no previous planning applications that are considered material to the assessment of this current planning application.
Lonan Parish Commissioners recommend that the planning application be approved subject to the dwelling being single storey and in keeping with the surrounding building line.
The Department of Transport Highways Division do not oppose the planning subject to the imposition of conditions. The Department of Transport Drainage Division have no objection to the planning application subject to the imposition of conditions. The Isle of Man Water Authority request that an informative note be attached to any approval decision notice.
The owners and/or occupants of Aegir, which is located opposite the application site, have made representations to the planning application. They comment on the type of dwelling proposed and the effect on the surrounding area.
The owners and/or occupants of Invertay, which directly neighbours the application site, have made representations to the planning application. They comment on the type of dwelling proposed, the potential effect on their view and property value, the suitability of the site, drainage arrangements, car parking provision and possible future planning applications.
The owners and/or occupants of Brookfield, which is located opposite the application site, have made representations to the planning application. They comment on drainage arrangements, car parking provision and vehicular access arrangements.
The application site is within an area recognised as being within predominantly residential use under the Laxey and Lonan Area Plan Order 2005. Policy L/RES/PR/1 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."
The planning applications seeks approval in principle for the erection of a dwelling on the application site. Whilst the submitted application does not specify the type of dwelling proposed it does contain illustrative drawings showing the footprint of a possible dwelling. Due to this the level of information has been queried within some representations but it is considered that the planning application contains sufficient information to assess the proposal. In respect of the type of dwelling it is possible, if the planning application is approved, to apportion appropriate control through the imposition of conditions.
In terms of the assessing the planning application it is necessary to first test the proposal against planning policy within the Laxey and Lonan Area Plan Order 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 the purpose of the planning application to assess the specific impacts of residential development in terms of the surrounding area. With regard to the issues raised within the representations to the planning application it has to be noted that the loss of a view and the effect on property value are not material planning considerations and therefore cannot be reason for the refusal of a planning application.
In general terms, due to the general topography of the area the land to the east of Croit-e-Quill Road is set lower down than the land to west, which means that the dwellings to east are consequentially lower than the dwellings to the west. On the basis that the dimensions of the site are similar to that of the surrounding dwellings on the eastern side of the road there is no obvious reason why a modest dwelling could not be erected on the site. The site does slope downwards from the road but this is not particularly different to the situations with the existing surrounding dwellings.
In terms of a type of dwelling it is considered given the form of the existing surrounding dwellings and the general decreasing ridge height as the dwellings on the eastern side progress north that it would be appropriate for any new dwelling to be single storey in form. In simple terms it is considered that the application site lends itself to a dwelling but that any dwelling would have to be modest and of a similar size to the existing
surrounding dwellings. I should be possible to construct appropriate vehicular access and a turning facility that allows entry and exit in a forward gear.
In conclusion, it is considered that the erection of a dwelling on the application site can be done in a manner that has acceptable impact on the surrounding area. As such the proposal accords with the provision of policy L/RES/PR/1 and it is recommended that the planning application be approved. Amongst other things the approval should be subject to conditions that restrict the height of any dwelling to single storey, require the provision of appropriate sight lines, means of entering/existing the site in a forward gear.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Recommended Decision: Permitted
Date of Recommendation: 27.03.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 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.
C 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.
C 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.
C 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.
C 5. Any dwelling proposed by any subsequent reserved matters planning application must be designed to include minimum visibility splays of 2 metres by 36 metres.
C 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 is a forward gear.
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.
Any dwelling proposed by any subsequent reserved matters planning application must be connected to the public sewer(s)
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).
For single connections to a water main (i.e. a single dwelling) the applicant should contact Isle of Man Water Authority Customer Services, telephone 695949.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 2/4/07
Signed: _________________________ M. I. McCauley Director of Planning and Building Control
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