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20/00458/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00458/B Applicant : Mr Carl Jenkins Proposal : Widen existing vehicular access and driveway Site Address : 10 Ballaterson Road Peel Isle Of Man IM5 1BJ
Planning Officer: Miss Lucy Kinrade Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 08.07.2020 __
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.
This application has been recommended for approval for the following reason. The application accords with the Residential Design Guidance and General Policy 2 (b,c,g,h & i) of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This approval relates to drawing number 01 date stamped and received 04/05/2020.
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE 1.1 The application site forms the curtilage of an existing semi-detached dwelling located along Ballaterson Road and just opposite the junction with Ballaterson Crescent. To the front of
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the dwelling is a lawned garden and a driveway for the parking of one car off the road. The dwelling has an integral single garage.
THE PROPOSAL 2.1 The current application seeks approval for the widening of the driveway access to 3.4m and the widening of the driveway hardstanding by 1m.
PLANNING HISTORY 3.1 There have been no other applications submitted for the site.
PLANNING POLICY 4.1 Peel Local Plan site designation is 'Predominantly Residential' and it is not within the Conservation Area. In assessing the application consideration shall be given to the Department's recently published Residential Design Guidance which provides advice on the alterations to driveway and parking areas and to those parts of General Policy 2 of the Isle of Man Strategic Plan 2016 which relate to visual amenity and highway safety.
4.2 Residential Design Guide 2019: "6.3.4 Proposals which result in the loss of more than 50% of the existing front lawned/landscaped garden will not normally be supported, to ensure the character of the street scape is retained and avoid frontages of properties appearing as one large car parking area, detrimental to the appearance of the street scene and to the outlook of residents. It is important that the design of a driveway maintains a balance between hard and soft landscaping and contributes positively to the street scene."
4.3 General Policy 2 states (in part): Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; c) does not affect adversely the character of the surrounding landscape or townscape; g) does not affect adversely the amenity of local residents or the character of the locality; h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) does not have an unacceptable effect on road safety or traffic flows on the local highways."
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Peel Town Commissioners - no comments received as of 08/07/2020.
5.2 Department of Infrastructure Highway Services - Do not oppose (27/05/2020) and No Highway Interest (23/06/2020) - The comments advise the applicant that the proposed widening requires a separate S109A Highway Agreement for any dropped curb widening.
ASSESSMENT 6.1 The existing access is fairly narrow and there is only driveway parking for one vehicle, although a further space is available within the integral garage. The proposed access widening will make manoeuvring into and out of the driveway much easier and the cumulative widening of the driveway hardstanding by 1m will likely allow a further vehicle to be accommodated off the road. The proposal does not result in any significant loss of the front garden as to conflict with the Residential Design Guidance and the general streetscene and visual amenity is to be
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maintained. The proposed works are not expected to result in any new highway safety issues beyond the existing arrangement, in fact it could to some degree contribute to the safety off the area by reducing demand for on street parking without resulting in the loss of an on street car parking space.
CONCLUSION 7.1 The proposed alterations and modifications to the driveway are considered to be acceptable and to comply with the principles of the Residential Design Guide and General Policy 2 of the Isle of Man Strategic Plan 2016 and are not expected to result in any new highway safety issues beyond the existing arrangement.
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.
Decision Made : Permitted
Date: 08.07.2020
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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