DEC Officer Report

Application No.: 22/00069/B Applicant: Mr Michael Hooper Proposal: Erection of a detached dwelling with integral garage Site Address: Land To The Rear Of 'Glenlea' Highfield Drive Baldrine IM4 6ED Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 20.05.2022

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The development hereby approved shall not be occupied or operated until the parking and turning areas have been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.

Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.

• C 3. The heat pump hereby approved must not result in a noise that exceeds 42 dB LAeq 5 mins where "LAeq 5 mins" means the A-weighted equivalent continuous sound pressure level over 5 minutes when measured at 1 metre external to the centre point of any relevant door or window to any neighbouring building as measured perpendicular to the plane of that relevant door or window.

Reason: for the avoidance of doubt and to safeguard the neighbouring property from unnecessary noise in accordance with General Policy 2.

• C 4. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or

without modification), no development shall be undertaken in accordance with any of the following Classes of Schedule 1 of the Order at any time:

• o Class 14 Extension of dwellinghouse
• o Class 17 Private garages and car ports

Reason: To control development in the interests of the visual and neighbouring amenities of the surrounding area.

• C 5. The garage hereby approved shall at all times be made available for the parking of private motor vehicles(s) and shall be retained available for such use. Reason: To provide adequate off-street parking.
• C 6. Prior to the erection of the dwelling hereby approved a detailed schedule of the roof covering material shall be submitted to and approved in writing by the Department. The works shall be carried out in full accordance with the roof details agreed and retained as such thereafter. Reason: In the interest of visual amenity.

This application has been recommended for approval for the following reason.

The proposal complies with Strategic Policy 1, Strategic Policy 2, Strategic Policy 5, Strategic Policy 10, General Policy, Housing Policy 4, Transport Policy 4, Transport Policy 7 and Environment Policy 42 of the Isle of Man Strategic Plan 2016 and therefore recommended for approval.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 20th January 2022;

• o Drawing No. 21 1602 00
• o Drawing No. 21 1602 01
• o Drawing No. 21 1602 02
• o Drawing No. 21 1602 03

_______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site bounds Glenlea which sits to the rear (east), the two-storey dwelling of Lark Rise to the north, and the two-storey dwelling of Leithgate to the south. The street scene is varied, with detached dwellings spaced close together in modest plots to the west and north and larger plots with larger dwellings to the east and south. - 1.2 The site is currently accessed from Highfield Drive from the west. It contains a number of small trees and some other planting, with hedging to the western (road) northern and southern boundaries. The site topography falls from south to north and west to east.

1.3 The area is characterised by a number of different style of properties, typically residential throughout the estate with parking on the driveway and gardens to the front of properties. PROPOSAL

2.1 The application seeks approval for the erection of a dormer bungalow with integral garage which is to measure a footprint of 15.6m by 8m with an approximate height of 7.1m to the ridge. The proposed dwelling is to have box dormers to the front elevation with overhangs to the ground floor level to the front elevation. The rear would feature velux type windows in the roof scape. - 2.2 The materials are as follows;

• - walls are to be smooth rendered and painted white
• - roof is to be dark grey standing seam finish or natural dark blue/grey roofing slates.
• - flat roof fascia and dormers to be clad in a colour to match pitched roof.
• - rainwater goods are to be dark grey

2.3 The proposed works also include parking and a turning area/drive to the proposed front elevation. PLANNING HISTORY

3.1 There is one previous application on the application site which is relevant to the assessment of this application, PA21/00133/B - Erection of two semi-detached dwellings and creation of new vehicle entrance - Refused. - 3.2 There is one application which is relevant to the assessment of this application upon "Glenlea" itself which is PA20/00588/B, which was for "creation of raised patio area, parking and vehicular access" and was Permitted. PLANNING POLICY

4.1 The site lies within an area of "Predominantly Residential" on the Area Plan for the East. The site is not within a Conservation Area nor a Flood Risk Zone, - 4.2 Given the nature of the application and the land designation there are several relevant policies from the Isle of Man Strategic Plan including;

• 4.2.1 Strategic Policy 1 which sets out that development should be located to make best use of previously developed land.
• 4.2.2 Strategic Policy 2 which sets out that new development must be in existing settlements unless it complies with GP3.
• 4.2.3 Strategic Policy 5 which seeks that new development is designed to make a positive contribution to the environment of the Island.
• 4.2.4 Strategic Policy 10 which seeks that new development should be located and designed to be make use of the existing transport network.
• 4.2.5 General Policy 2 which sets out detailed "development control" considerations.
• 4.2.6 Housing Policy 4 which sets out that new housing must be located primarily within our existing towns and villages.
• 4.2.7 Transport Policy 4 which sets out that new housing must be designed to be capable of accommodating vehicle and pedestrian journeys generated by the development in a safe and appropriate manner.
• 4.2.8 Transport Policy 7 which seeks that parking provisions of new development mist be in accordance with the Departments current standards.
• 4.2.9 Environment Policy 42 which sets out that new development in existing settlements must be designed to take account of the particular character and identity

• 4.2.10 The strategic plan gives guidance on the interpretation of "Infill development(1)" (in the sense of filling a small gap in an otherwise built-up frontage) may be acceptable in built up areas, but the value of spaces between buildings should not be underestimated, even in small settlements.

4.3 Other Material Considerations

• 4.3.1 The Department has published the Residential Design Guidance (July 2021) which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. This includes specific guidance on new houses, and impacts on Neighbouring Properties. REPRESENTATIONS
• 5.1 The following consultations can be seen online in full, below is a short summery;

5.2 Highway Services have considered the proposal and "Do not oppose." (18.02.22) - 5.3 Garff Commissioners have considered the application and have no objections. (04.02.22) ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are:

• - principle of development
• - character and appearance
• - impact on neighbouring properties
• - Potential impact on highway safety for access/parking provision

- 6.2 PRINCIPLE

• 6.2.1 As outlined within section 4 of this report, the site is designated as predominantly residential use and therefore the proposal for residential development is acceptable in terms of complying with the land-use designation.
• 6.2.2 Noting the above, consideration should also be given to the Isle of Man Strategic Plan 2016, specifically, with regards to Strategic Policies 1 & 2 that require new dwellings to be located within existing sustainable settlements; being located so as to utilise existing and planned infrastructure, facilities and services. This proposal would meet these aims which essentially seeks development within existing settlements rather than the countryside.
• 6.2.3 Whilst the principle of residential development in general is acceptable, it is required to see whether what is proposed in this application would be acceptable.

- 6.3 CHARACTER AND APPEARANCE

• 6.3.1 Turning towards the character and appearance of the proposal within the streetscene, as stated within section 1 of this report there are a range of properties along Highfield Drive, of which no two are the same and there is a number of unusual and varied dwellings. Whilst these dwelling are architecturally different there is almost a clear vernacular design of gable ended bungalows and two storey hipped roofed houses.
• 6.3.2 The proposed dwelling is innovative for the overall streetscene. It's footprint is within similar lines to the rest of the properties along Highfield Drive, whilst also having more modern design aspects such as the box dormers and flat roofed details which fit within the overall massing of the property. The overall massing of a one and a half storey property will fit within the streetscene with the properties either side being two stories high.

• 6.3.2 Overall when it comes to amenity space, it could seem that the site itself could seem small for a new dwelling due to there being some large plots within the middle of Highfield Drive, whilst this is the case there are a lot of property which sit upon similarly-sized plots, with this in mind the amenity space available to the proposal is acceptable and will provide all the necessary amenity standards.
• 6.3.3 It should be noted, that there is a removal of a tree upon the application, overall this removal of the tree is to facilitate the works and as such it's removal is acceptable in this instance.
• 6.4 IMPACT ON NEIGHBOURING PROPERTIES

• 6.4.1 Turning towards the impact on the neighbouring properties, it is noted that the proposed property is situated upon the building line of "Lark Rise" which is forward than the building line at Leithgate, whilst this is the case it should be noted that Leithgate has a large rear garden and due to the overall height and location of the property there should not be an impact upon their rear garden.
• 6.4.2 There is the potential that the proposed works could create a loss of light/ overbearing impact to the rear of "Glenlea" itself. Whilst this is the case, an application was received under PA20/00588/B which made a raised patio area to the front elevation, which would be usable if the rear garden is shaded.
• 6.4.3 The proposal is an infill to an already existing cul-de-sac and as such there will be an increase on the overall movements of the area, whilst this is the case, the proposal is making the best use of the space and as such any additional movements are unlikely to impact the surrounding neighbours.
• 6.4.4 It is not considered that there are any concerns in relation to impact on either of the nearby properties in terms of loss of outlook or overlooking that would justify a refusal.
• 6.5 POTENTIAL IMPACT ON HIGHWAY SAFETY FOR ACCESS/PARKING PROVISIONS

• 6.5.1 With regards to the proposed parking on the site, there is one car parking available within the single garage and the availability of another space within the drive/turning area. As such the proposed parking complies with Transport Policy 7 in connect with Appendix 7 of the Isle of Man Strategic Plan.
• 6.5.2 Turning towards the entrance onto and off Highfield Drive, this is an enlargement of the already existing rear entrance to "Glenlea," and noting that Highway Services do not raise any objections to the proposal it is deemed that there would not be an impact upon highway safety.
• 6.5.3 Due to the removal of the rear entrance for "Glenlea" it is necessary to make sure that "Glenlea" is still acceptable as per Transport Policy 7. PA20/00588/B created two parking spaces for "Glenlea" as such, this is acceptable and the removal of the rear entrance will not impact "Glenlea."

- 7.0 CONCLUSION

7.1 Overall, it is considered that the proposal is considered appropriate on this site for the reasons indicated above. The proposal would not have any significant impacts upon public or neighbouring amenity and highway safety. Accordingly, it is recommended that the application be approved.

- 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 26.05.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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