19 July 2023 · Delegated - Principal Planner (Chris Balmer)
West Mount, Rheast Lane, Peel, Isle Of Man, IM5 1be
The proposal involves removing an existing boundary wall at the south-eastern end of the residential property West Mount to create a 3.9m wide vehicular opening, reducing the wall height to 0.5m near the existing gate, and forming two parking spaces plus a turning area to the front.
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The officer assessed whether the proposed access would impact highway safety and the character of the streetscene. Highway Services confirmed the amended plans with reduced wall height to 1.05m maximu…
General Policy 2
General Policy 2 requires development to respect amenity, character, highway safety, and design standards (paragraphs b, c, g, h, i). The officer assessed the proposal against these, finding the access safe per Highway Services and visual impact acceptable given existing parking precedents and garden retention over 50%. No tensions noted.
RDG 2019 section 6.3 (Driveways and Front Gardens)
Requires not removing over 50% of garden area for driveways. The frontage loss was assessed as under this threshold, with overall visual impact on streetscene acceptable in the residential context.
Time limit
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.
Materials approval
Prior to commencement a schedule of materials, finishes and samples of the materials of the proposed wall finishing, including the top finish must be submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details. Reason: In the interests of the character and appearance of the site and surrounding area.
Visibility splays
Prior to the use (excluding construction phase) of the car parking area and vehicular entrance hereby approved the visibility splay(s) identified on drawing 23/3186/01 C; shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1050mm in height above adjoining carriageway level. Reason: In the interests of highway safety.
proposal is acceptable subject to conditions for access, visibility splays, layout and surfacing; amendments satisfy clearance concerns with wall height reduction
satisfied with revised details on drawing 23-3186-01A
Highways Development Control and Highways Drainage raised no objections to the car parking and vehicular access proposal after amendments addressed visibility splay wall height and surface water drainage concerns.
Key concern: boundary wall height within visibility splays limited to 1.05m maximum
Highways Development Control
Conditional No ObjectionThe visibility from the access is acceptable to Highways, subject to the boundary wall being a maximum height of 1.05m.; Accordingly, Highway Services Development control raises no objection to the proposal, subject to the boundary wall contained within the visibility splays to be reduced to a height no greater than 1.05m.; Highways Development control notes the amendments uploaded on 5 June 2023 which satisfy the highway concern for clearance within the visibility splays with a reduction in the height of the wall to be in accordance with the maximum height of 1.05m.; From the HDC viewpoint the proposal is acceptable to raise no opposition subject to conditions for access, visibility splays, layout and surfacing to accord with the proposed site plan shown on Drawing 23/3186/01 C.
Conditions requested: boundary wall contained within the visibility splays to be reduced to a height no greater than 1.05m
Highways Development Control
Conditional No ObjectionHighways Development control notes the amendments uploaded on 5 June 2023 which satisfy the highway concern for clearance within the visibility splays with a reduction in the height of the wall to be in accordance with the maximum height of 1.05m.; Additionally, that a drain is to be provided to capture surface water run-off on which Highway Drainage may comment on its suitability.
Conditions requested: conditions for access, visibility splays, layout and surfacing to accord with the proposed site plan shown on Drawing 23/3186/01 C; height of the wall to be in accordance with the maximum height of 1.05m
Highways Drainage
Conditional No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.; As there are no details of the car parking area and subsequent works the applicant should be aware of, and demonstrate compliance with these two clauses.
Conditions requested: surface water drainage proposal are to be submitted to prevent water from running onto the highway; demonstrate compliance with Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads
Highways Drainage
No ObjectionWe are satisfied with the revised detail on 23-3186-01A proposed site plan.
