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Application No.: 08/00421/A Applicant: Mrs J Quiggin Proposal: Approval in principle to erect two detached dwellings in garden area of Site Address: Brae Villa Tromode Road Douglas Isle Of Man IM2 5EJ ### Considerations Case Officer : Mr Ian Brooks Photo Taken: Mr Ian Brooks Expected Decision Level: Planning Committee ### Written Representations Seacliffe Old Castletown Road Ballaveare Braddan Interest expressed Greenmeadows 9 Tromode Road Douglas Isle Of Man Objects to the proposal ### Consultations Consultee : Highways Division Notes : Do not oppose Consultee : Douglas Corporation Notes : Consultee : IOM Water Authority Notes : Note received Consultee : Drainage Services Manager Notes : Objection 29.04.08 - No objection Consultee : Manx Electricity Authority Notes : Note received
15 May 2008 08/00421/A Page 1 of 5
SITE The site comprises the curtilage of "Brae Villa", a detached dwelling standing on the south-west side of Tromode Road, approximately 100 m from Quarterbridge Road. The frontage to the highway is approx. 37.5 m , and the site area is approx. 0.12 ha .
On the Douglas Local Plan, the site falls within an area zoned for Predominantly Residential use. There are no written policies of particular relevance to this site or the proposed development.
The application is seeking an approval in principle for the erection of two detached dwellings.
Within the adopted Isle of Man Strategic Plan 2007, the following policies are considered to be relevant in the determination of this application: General Policy 2, Environment Policy 42, Housing Policy 6, Transport Policies 4 and 7.
Environment Policy 42 states that "New Development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans."
Housing Policy 6 states that "Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, in the absence of a brief, in accordance with the criteria in paragraph 6.2 of this plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive."
Transport Policy 4 states that "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan."
Transport Policy 7 states that "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."
The following previous planning applications are considered relevant in the assessment and determination of this application:
07/01101 - Approval in principle for a residential development with associated parking to replace existing dwelling - refused at appeal 10th January 2008
PA06/00534/A - Approval in Principle for the erection of block of ten apartments with associated basement parking facilities to replace existing dwelling - refused on 3rd July 2006.
Douglas Corporation have objected on the grounds that the proposals would constitute an over intensive use of the site. The drawing submitted with the application indicates two dwellings that would be substantially smaller than other detached dwellings in the area, and each would have a floor area in the region of 40 square metres, this being approximately the floor area of a detached double garage. In addition, the drawing fails to indicate the amount of space required for vehicle parking, driveways, turning space and the like.
Drainage Department of Douglas Corporation have not objected to the application.
Highways Division of the Department of Transport do not oppose the application subject to the imposition of conditions relating the width of the access drive and the minimum sight splay.
The occupiers of No. 9 Tromode Road are concerned about the following issue: a) the development will not have enough parking spaces for any visitors to the dwellings, b) increase in drainage load, c) overlooking/loss of privacy, traffic problems from two lanes of traffic getting onto Tromode Road.
Standard comments have been received from the Isle of Man Water Authority and the Manx Electricity Authority.
A resident from Port Soderick is concerned about the backland nature of the development and the size of the proposed dwellings.
The application site is located within an area zoned as predominantly residential in the Douglas Local Plan 1998 and therefore, the proposed development would be compatible with the land use designation within the Local Plan. The principal issue here is whether the site can accommodate 2 further dwellings on the site.
The applicant states that they are proposing to partition the grounds of Brae Villa retaining garden around the existing dwelling. There envisage that two new houses could be built on the remainder of the land. The exact layout of these dwellings and provision of garden area would be decided at the detailed planning stage as they believe the site is big enough to accommodate gardens and car access for both houses. The current application is in principle only, but it is reasonably clear that the applicant wishes the Department to have regard to the proposal for two dwellings towards the rear of the existing property.
Douglas Corporation have commented on the size of the dwellings, as shown on the indicative plans, by stating that floor area would be approximately the size of a detached double garage; however the applicant has responded by saying that the "application is 'in principle' only so the detail of the size of the dwellings is omitted, as we were advised to do so. They are unable at this stage to speculate the size the houses would be I think [sic]. From the plan it can be seen that there is plenty of space for parking and the driveway is shown to be very wide."
The development site is located to the rear of Brae Villa. The site is backland in nature. The proposed dwellings are off set to each other and have a separation distance of approximately 10.4 m between the side elevation of dwelling no. 2 to the front elevation of the dwelling no.2. The new dwellings are set 7.2 m and 10 m , respectively, from the existing dwelling of Brae Villa. It should be noted that the dwellings could be a larger and closer together, and closer to Brae Villa. The whole site appears cramped and would not provide adequate amenity space for the each of the new dwellings. It is unclear whether the site could provide adequate car parking and turning area for the proposed dwellings and the existing dwelling of Brae. It is considered this proposal would result in an over-development of the site.
Furthermore, if the dwellings are larger than the suggested sizes shown on the indicative plans, the site would not be able to accommodate all the facilities of a dwellinghouse, such as amenity space, car parking and turning areas, and again would result in the over-development of the site. The site is unsuitable for two residential properties to the rear of Brae Villa. The best option for the applicant would be to redevelop the whole of the site for two dwellings that can provide adequate amenity space, car parking and turning areas.
The application is proposing to provide driveway running past dwelling no.2. Users of this drive to dwelling no. 1 would cause noise and general disturbance to the future occupiers of dwelling no.2. It is considered the proposed access would be detrimental to the amenity of the existing dwelling and would be inappropriate.
In terms of the impact on Brae Villa, the proposed development is set to the south of Brae Villa. There is level change from the Brae Villa to the development site of approximately 2 m . The nearest dwelling would be set approximately 7.2 m away. Brae Villa would be set above the proposed development. It is considered the proposed development would not adversely affect the residential amenity of Brae Villa from overlooking and loss of privacy due to the level change between the two sites; however if the dwellings are to be two storey then the development could result in overlooking and loss of privacy.
As stated above the separation gap between Brae Villa and the nearest dwelling, which dwelling 2 on the indicative plan, is 7.2 m way and that Brae Villa is at a higher level above the proposed dwelling. For this reason, the occupiers of Brae Villa would be able to overlook the new dwelling and thus result in an inadequate residential environment.
Overall, it is considered the proposed layout would not provide a satisfactory residential amenity for the future occupiers of the proposed dwellings.
The site is at that part of Tromode Road where the character is changing from the suburban housing east of the site to the green, open space of the playing fields and Port e Chee Meadow. The leafy space around the existing house contributes to this generally attractive character. The building now proposed would be set to the rear of the site; however it not clear whether the dwellings will be single storey or two storey dwelling and therefore it is difficult to assess the impact on the street scene.
In terms of its appearance from the road, the site would become predominately developed, with little green space around it. In my judgement, this would be out of keeping with the general character of the area.
Tromode Road is a local distributor road which feeds the primary and district networks. In such circumstances, and noting the significant increase in use of the access which would arise, there should be visibility splays of . It appears from the submitted drawings that this could not be achieved without relying on land outside of the defined site; however, the applicant has indicated that the visibility splay to the left of the exit would fall within the sight line zone in front of Tree Cassyn. The existing levels within this area have been reduced to maximum 1 metre in height. The Highways Division of the Department of Transport have indicated that the development could provide visibility splays which meet Department of Transport Highway Standards.
In respect of residents concerns about drainage, this application is only for an approval in principle and therefore the detail surrounding the drainage would be dealt with as part of the reserved matter application. Furthermore, drainage details would be dealt with under the Building Regulations.
It is recommended that planning permission be refused for the above reasons.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The occupiers of No. 9 Tromode Road have commented on matters which are a material consideration. Furthermore, they where granted party status on a previous application on the site. It is therefore considered for these reasons they should be afforded party status in this instance.
The comments from the Isle of Man Water Authority and the Manx Electricity Authority are not a material consideration and should not be afforded party status in this instance.
Mr Jessop of Seacliffe, Old Castletown Road, Port Soderick, given his distance from the application site is not granted Interested Party Status under the provisions of Planning Circular 1/06.
In summary, 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:
Douglas Corporation Highways Division of the Department of Transport The occupiers of No.9 Tromode Road
Accordingly the following parties are not afforded interested party status: Isle of Man Water Authority Manx Electricity Authority Mr Jessop of Seacliffe, Old Castletown Road, Port Soderick
Recommended Decision: Permitted
Date of Recommendation: 15.05.2008
The proposed development would be contrary to General Policy 2, Environment Policy 42 and Housing Policy 6 of the Isle of Man Strategic Plan 2007 in that the development of this backland site would result in the over-development of the site within an area which is relatively well spaced out and would not provide an adequate residential environment for the future occupiers of the site. Furthermore, any development would result in overlooking reducing the residential environment for the future occupiers of the proposed dwellings and the existing dwelling of Brae Villa.
Decision Made :
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