Officer Planning Report

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Officer's Report

The Site

The site represents land to the rear of the detached dwelling, The Vicarage, Albany Road, Peel. The site essentially comprises the existing Vicarage and associated access and egress along with land to the rear which currently serves as a garden. Access and egress to the property is via a driveway that leads on to Albany Road. The proposal site is predominantly surrounded by a public car park with a lane running along the western boundary separating it from the existing Police Station.

Planning Status

The proposal site is identified within the Peel Local Plan as an ‘Area of Predominantly Residential Use’. The site is not within the Peel Conservation Area however it is very close to the boundary of the Conservation Area, within which the neighbouring Police Station and nearby St German’s Cathedral are located.

This type of development known as ‘tandem development’ is described in paragraph 7.34.1 of The Isle of Man Strategic Plan June 2007 as follows:

“Tandem development” (consisting of one house immediately behind another, and sharing the same access) is generally unacceptable because of the difficulties of access to the house at the back, and the disturbance and lack of privacy suffered by the house in front.’

Planning History

There are no previous planning applications considered relevant to this proposal.

The Proposal

This proposal seeks Approval in Principle for the construction of a dwelling with access onto Albany Road on land to the rear of St Germans Vicarage, Albany Road, Peel. The proposal would use one of two existing vehicular access points onto Albany Road. An existing garage currently serving the Vicarage would be demolished in order to provide an access lane to the proposal site. The rear garden of the existing Vicarage would then provide the site for the new dwelling. It is important to note that this application was amended and re-advertised to reflect that the proposal is now for a new dwelling and not an additional vicarage as originally applied for.

Representations

Peel Town Commissioners recommend approval for this application. The DOT Highways Division have indicated that they do not oppose this application subject to the imposition of conditions. The Isle of Man Water Authority has issued a note relating to the application. The Disability and Access Officer has issued a note however this was in relation to the proposal for a new vicarage as opposed to this amended proposal for a new private dwelling.

The SPMCE have indicated objection on the basis that this application represents ‘tandem development’.

Assessment

The site is located within an area identified as ‘Predominantly Residential’ within the Peel Local Plan. Therefore the principle of residential development is accepted. This proposal must also be assessed with regard to the policy set out relating to ‘tandem development’. The main considerations as to whether this type of development is acceptable are (a) access and (b) amenity. These will be assessed separately for purposes of clarity:

• (a) The proposed access to the side of the existing vicarage utilises one of two cross points. It is proposed to access the site via a lane to run along the north side of the site. It is considered that this arrangement is acceptable in providing satisfactory access that will not create an unacceptable disturbance to the existing property. The DOT Highways Division have also indicated that subject to several conditions, the access and egress proposed would be acceptable.

• (b) In terms of amenity the proposed development is considered to be acceptable in relation to the existing property. The substantial rear garden is able to accommodate a new dwelling whilst also providing adequate space to both properties resulting in a satisfactory level of amenity. It will be possible to site the new dwelling in such a way to ensure that overlooking will be minimised however this would be considered at a later stage as and when a reserved matters application is submitted. As a result of the slightly elevated aspect of the proposal site, the new dwelling would also have an outlook considered to be acceptable despite being surrounded on two sides by a car park. This will give views to St Germans Cathedral to the west.

Overall it is considered that in this particular case, having regard to the nature of the proposal site, this proposal is acceptable as it is able to resolve the issues normally associated with this type of development.

Recommendation

It is recommended that this application be permitted.

Party Status

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded interested party status:

• Peel Town Commissioners
• The DOT Highways Division

Accordingly the following parties are not granted Interested Party Status:

• The Isle of Man Water Authority
• The SPMCE
• The Disability and Access Officer

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 17.07.2007

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals

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 permission relates to the plans and information submitted and date stamped 21st March 2007 and the Church Warden's letter date stamped 1st May 2007.

C 3. Off street car parking shall be provided within the curtilage of the proposed vicarage in accordance with Manx Roads 1.

A turning facility shall be provided within the vicinity of the car parking area such that a vehicle can turn on site and re-enter the highway in a forward gear.

The proposed access lane/driveway shall be 4.5 metres wide to facilitate two way passage of traffic.

A reserved matters application shall be submitted to address access, turning and parking issues.

N 1.

The applicant is advised to consult the Isle of Man Water Authority with regard to the Water Supply Byelaws.

Decision Made : ...

Committee Meeting Date : ...