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The application site comprises of the residential curtilage of Harold Tower, which is located off Douglas Head Road. The site lies within an area zoned as Predominantly Residential in the Douglas Local Plan 1998. To the north east of the application site is the Manx Petroleum Depot, which is set below the slopes of the application site. To the north west of the application site is Ravenscliffe Mews and tot the southwest is the public highway of Douglas Head Road.
The application is seeking planning permission to demolish the existing garden equipment stores and to erect a new staff cottage with a new garden store. The footprint of the dwelling will be 12.5m x 6.3m. The height of the dwelling will be 6.95 to the ridge. A 2.7m x 1.35m porch will be constructed on the south west elevation of the dwelling. The height of the porch will be 5.5m to the ridge.
The footprint of the garden store will be . The height of the garden store will be to the ridge. The garden store will be attached to the North West elevation of the dwelling.
The building will be roofed with natural slate, while the external finish will be painted smooth render.
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, Housing Policy 6, Transport Policies 4 and 7
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 criteria in paragraph 6.2 of this plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive."
Section 16(3) of the Town and Country Planning Act 1999 states that "In considering whether to grant planning approval for development which affects a registered building or its setting, or whether to grant registered building consent for any works, the Department shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses".
There have been a number of applications relating to the Harold Tower; however, the following is considered to be relevant in the consideration of this application:
08/00660/B – Erection of a detached dwelling and garden store – granted on 28th July 2008.
Highways Division of the Department of Transport have objected to the application on the grounds that the development does not provide any additional car parking to serve the new cottage. The access arrangements for cars and pedestrian traffic is not defined within the application.
Douglas Corporation has not objected to the application.
Standard comments have been received from the Drainage Department of Douglas Corporation.
The main consideration in assessing this application is 1) compatibility with the Land use, 2) whether the proposed development adversely affects the setting of the Harold Tower (a Registered Building), 3) visual impact on the locality and 4) whether the development will provide a satisfactory residential environment for the future occupiers of the new cottage. The following paragraphs deal with these issues in the above order, followed by consideration of other matters of detail.
The use is compatible with the area since the area is zoned as predominantly residential in the Douglas Local Plan. It is considered the principle of developing the site for residential use to be acceptable in this locality.
The proposed dwelling would replace a number of outbuildings which are generally poor in appearance and are single storey in height. The proposal is also slightly different in design to the extant planning permission (08/00660/B) in terms of external appearance, size and height. The proposed dwelling will be set approximately 41m away from the main dwelling house of Harold Tower. The dwelling will be a one and half storey high building and will replace existing single storey buildings within the curtilage of the site. It is considered the proposed dwelling will not adversely affect the setting of the Registered Building.
The proposed cottage is setback approximately 53m from the public highway of Douglas Head Road. There are substantial landscaping features and a greenhouse between the dwelling and the public highway and the proposed dwelling would not be readily visible from the public highway of Douglas Head Road and will not adversely affect the visual amenities of the locality.
The amenity space for the cottage is fairly limited as it is surrounded by other buildings and walls. If the application was proposing to create a separate dwelling house with no association with Harold Tower the proposed layout would not be acceptable; however, since the cottage is to provide staff accommodation it is considered that the residential amenity can be relaxed in this instance. It is also recommended that a condition be attached to the planning permission to ensure the cottage shall only be used as staff accommodation in association with Harold Tower.
In respect of the Highways Division of the Department of Transport concerns that the development does not provide any additional car parking to serve the new cottage. The site has sufficient off street parking areas within the curtilage of the site. It is therefore considered that parking will not be issue.
The notes suggested by consultees are not material planning considerations and for that reason are not attached to the report, as part of the recommendation.
It is recommended that planning permission be granted subject to conditions.
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.
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
Recommended Decision: Permitted
Date of Recommendation: 12.01.2009
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the erection of detached dwelling and garden store as shown in drawing numbers 11, 592/010, 592/011 and 592/012 date stamped 15th October 2008.
C 3. The dwelling shall only be used as staff accommodation in association with Harold Tower.
C 4. The roof(s) must be finished in dark natural slate.
I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings.
Decision Made : Permitted Date : 15/1/05
Signed: D.B.A. Acting Senior Planning Officer
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