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                                      23/00402/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00402/B Applicant : Mr James Geldart Proposal : New gate access Site Address : Clypse Mooar Cottage Plot 1 Clypse Onchan IM4 5BG

Planning Officer: Mr Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 24.06.2023 __

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. Any part of the approved gated must not exceed the height of the gate approved in drawing no. 1001/PL101 Rev C of PA 19/00488/B.

Reason: the visual impact is assessed based on the size of the approved gate with proposed timber material.

This application has been recommended for approval for the following reason. The proposed timber sliding gate relates to an approved dwelling and it would not negatively impact the character of the area.

Plans/Drawings/Information; This approval relates to the documents, proposed gate example and drawing no. 1001/PL40 Rev C, 1001/PL40 Rev D which has been received on 6th April 2023.

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Interested Person Status - Additional Persons

None

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                                      23/00402/B                                     Page  2  of  3

Officer’s Report

1.0 THE SITE 1.1 The site is Clypse Mooar Cottage Plot 1, Clypse, Onchan, a detached dwelling located to the west of the Kerrowdhoo Reservoir.

2.0 THE PROPOSAL 2.1 The proposal is the installation of a sliding gate to the front entrance of the site.

3.0 PLANNING HISTORY 3.1 Erection of two detached dwellings with associated garages and field access gates was APPROVED under PA 19/00488/B. The approved access for both dwelling was casement gate. Condition 8 also requires any gates front a highway would requires a planning approval.

4.0 PLANNING POLICY Site Specific 4.1 The site is not within areas designated for a specific use, meaning it is considered part of the countryside.

Strategic Policy 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o Strategic Policy 3, 5 o General Policy 2 (b) (c) (f) (g) (m) (n) o General Policy 3 o Environment Policy 42 o Community Policy 7 and 10

PPS and NPD 4.3 No Planning Policy Statement or National Policy Directive is applicable to this application.

5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 The Residential Design Guide (July 2021) contains the following guidance that are considered materially relevant to the assessment of this current planning application: o Section 6 The Wider Site

5.2 Manual for Manx Roads provides best practices and technical details on how to ensure highways are accessible, safe, inclusive and serviceable.

6.0 REPRESENTATIONS 6.1 Onchan District Commissioners has no objection to this application (17.05.2023).

6.2 Highway Services does not oppose this application (28.04.2023). The comment states that this application is an alteration to access when compared to PA 19/00488/B. The comment states that the proposal does not raise significant issues for road safety or network functionality. The comment then stressed that the proposal should be executed according to the submitted plan and the drainage from the previous approval need to be retained or new drainage be approved.

7.0 ASSESSMENT 7.1 The main consideration for this application are the principle of the development, its impact on the character and street scene of the area and on highway safety.

Principle of the Development

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                                      23/00402/B                                     Page  3  of  3

7.2 While the proposal is within the countryside, the proposal relates to the residential amenity of an approved dwelling. Therefore, the application will be assessed similar to that of an application in an existing settlement, with more attention to the visual impact of the proposal.

Visual Amenities 7.3 The proposed timber sliding gate would not have a negative impact on the character of the area.

Highway Safety 7.4 As Highway Services does not oppose this application, it is considered that the proposal would have a neutral impact on road safety or traffic flows on the local highways and therefore is acceptable.

8.0 CONCLUSION 8.1 The proposed timber sliding gate relates to an approved dwelling and it would not negatively impact the character of the area. Therefore, it is recommended for an approval.

9.0 INTEREST PERSON STATUS 9.1 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 which 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.

9.2 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: 27.06.2023

Determining officer Signed : C BALMER

Chris Balmer

Principal Planner

Customer note This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.