Officer Report and Recommendation

Case Officer: Mr Steve Stanley Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

Introduction

1. This application seeks permission to remove a section of boundary wall and create an area of hard standing to the front of a property located within a residential cul-de-sac.

The Site

1. The application site is 3 Greeba Drive, Onchan, a semi-detached bungalow situated in a cul-de-sac of similar properties. Front gardens are enclosed by a low wall and at present none of the properties within the cul-de-sac have off road parking.

The Proposal

1. This application seeks approval for the creation of a parking space within the front garden of the dwelling by forming an opening within the boundary wall and creating an area of hard standing.

Development Plan Policies

1. The application site is located within an area identified as being of Predominantly Residential use by the Onchan Local Plan. Within the Onchan Local Plan, policy O/RES/P/20 states:

"EXCEPT WHERE REQUIRED OTHERWISE BY THE LOCAL PLAN, CAR PARKING STANDARDS OF AT LEAST THREE SPACES PER DWELLING WHICH MAY INCLUDE A GARAGE WILL BE APPLIED TO ALL NEW RESIDENTIAL DEVELOPMENT WITHIN THE LOCAL PLAN AREA. PERMISSION WILL NOT GENERALLY BE FORTHCOMING FOR EXTENSIONS OR CONVERSIONS WHICH RESULT IN THE LOSS OF PARKING SPACE BEHIND THE BUILDING LINE."

Planning History

1. There are no previous planning applications relating to this property.

Representations

1. The Highways Division of the Department of Infrastructure does not oppose this application but provides a note relating to the installation of lowered kerbs.
2. Onchan District Commissioners recommend that this application be permitted.

Assessment

1. The key issues to be assessed in the determination of this application are the impact of the proposal upon the streetscene and highway issues.

Application No.:	11/01214/B
Applicant:	Mr Christopher Peter Reynolds
Proposal:	Creation of driveway and vehicular access
Site Address:	3 Greeba Drive Onchan Isle Of Man IM3 1ER

Streetscene

1. The proposal would change the appearance of the existing streetsene by removing a section of the front boundary wall and creating a parking area. In this case, more than 50% of the front garden area would remain as soft landscaping and the majority of the front wall would be retained. It is judged that this is sufficient to protect the amenities of the area.

Highways

1. The development will create an off-street parking space and would thus assist in prevent on-street parking. The Highways Division has not objected to the scheme from a highway safety perspective.

RECOMMENDATION

1. Permit.

PARTY STATUS

1. 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:

Onchan District Commissioners

Accordingly the following parties are not granted Interested Party Status:

The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 07.10.2011 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the creation of a driveway and vehicular access, 3 Greeba Drive, Onchan as shown by Location Plan, Plans/Elevations Existing and Plans/Elevations Proposed received 30th August 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.

Decision Made: Permitted Date: 10 October 2011

Signed: Michael Gallagher Director of Planning and Building Control

OR Signed: J. M. A. M. Jennifer Chance Development Control Manager