This application seeks permission to widen the existing driveway and vehicular access of a detached bungalow in a residential area. The proposal is considered to be acceptable and in accordance with the relevant policies of the Isle of Man Strategic Plan (20th June 2007).
The Site
The application site is the curtilage of 16 Lezayre Park, Ramsey which is a detached bungalow situated on the southern side of Lezayre Park.
The estate is made up of single storey detached bungalows which are set back from the highway with parking to the front. Many of the properties have open fronts, small walls or small hedges to the front boundaries.
The Proposal
The application seeks approval for the widening of the existing driveway and vehicular access. Included in the proposal is the removal of part of the boundary wall and concreting the planted area to match the existing driveway.
Planning History
The previous applications are not considered specifically material in the assessment of the current application.
Development Plan Policies
The application site is in an area zoned as "Predominantly Residential" identified on the Ramsey Local Plan 1998. It is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007).
General Policy 2
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:
(a) Is in accordance with the design brief in the Area Plan where there is such a brief;
(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;
(d) Does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
(e) Does not affect adversely public views of the sea;
(f) Incorporates where possible existing topography and landscape features, particularly trees and sod banks;
(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;
(j) Can be provided with all necessary services;
(k) Does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
(l) Is not on contaminated land or subject to unreasonable risk of erosion or flooding;
(m) Takes account of community and personal safety and security in the design of buildings and the spaces around them; and
(n) Is designed having due regard to best practice in reducing energy consumption.
Consultations
Highways Division do not oppose as it has no adverse traffic management, parking or road safety.
Ramsey Commissioners has no objection.
Assessment
The key issues to consider in the assessment of the application are 1) Impact to the character and appearance of the street scene 2) Impact to Parking and Highways Safety.
The application site is in a fairly open residential estate, it is considered that the removal of part of the boundary wall would not have a significant impact on the visual amenities of the street scene.
The proposed development would not result in the significant loss of garden as there would still be a large lawn area to the front of the bungalow.
It is considered that the widening of the driveway and access would be in keeping with the surrounding properties and would have a neutral impact on the character of the street scene.
In terms of parking and highway safety, it is judged that the proposed development would improve the access to the property and would not have an unduly harmful impact on the amenities of the locality.
For the above reasons the application is considered to be acceptable and is recommended for approval.
Party Status
The local authority, Ramsey Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommendation
Recommended Decision: Permitted
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 permission relates to the widening of the existing driveway and vehicular access as shown in drawings 11855 01, 11855 02, 11855 03, 11855 04, 11855/05 and 11855/06 received 23rd September 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: 2/11/11
Signed: Michael Gallagher Director of Planning and Building Control
OR Signed: Jennifer Chance Development Control Manager
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