29 November 2016 · Planning Committee
Thie Leeah, Gellings Avenue, Port St Mary, Isle Of Man, IM9 5bg
The proposal involves building a single three-storey house with an integral garage on a vacant plot bounded by stone walls, located at the corner of Gellings Avenue and Cronk Road in Port St. Mary.
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The officer found no issue with the principle of a new dwelling on this brownfield site in a residential area zoned for such use, as it respects the site's tight constraints without unduly harming nei…
General Policy 2
Requires developments in residential areas to respect site/surroundings in siting/layout/scale/design (b), not adversely affect townscape character (c), protect resident amenity and locality character (g), provide safe access/parking (h), avoid adverse road safety/traffic effects (i), ensure services (j), and not prejudice adjoining land (k). Officer assessed proposal as compliant despite tight site and dense surrounds, with design amendments and highway conditions tipping balance in favour.
Environment Policy 42
Concerns design quality. Officer noted design not inspiring but acceptable after amendments, complying without being noteworthy.
Transport Policy 7
Requires adequate parking and highway safety. Met via two on-site spaces and conditions preventing garage obstruction.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Boundary wall height reduction
Prior to the occupation of the dwelling hereby approved, the boundary wall adjacent to Gellings Avenue shall be reduced to 1m in height and retained as such thereafter. If the wall is to be capped, it shall be capped with stonework unless otherwise agreed in advance with the Department. Reason: to ensure adequate visibility in the interest of highway safety.
No wall demolition
No approval is hereby given for the demolition and re-building of the boundary wall, unless otherwise agreed in advance with the Department. Reason: In the interest of protecting the character and appearance of the area.
Parking availability
Prior to occupation of the dwelling hereby approved, the garage and parking space shall be made available for the parking of a vehicle and shall remain free from obstruction and available for parking thereafter. Reason: To ensure that the car parking standards are met in the interest of highway safety.
no objection
does not oppose subject to conditions on boundary wall height and parking availability
Highways Division deferred their response pending further information on visibility splays, while Port St Mary Commissioners raised no objections in two separate consultations.
Key concern: poor visibility splays from the driveway due to level differences, junction proximity, and boundary wall
Department of Infrastructure (DOI) Highways Division
No CommentDefer - awaiting information; the Department of Infrastructure would recommend deferral (DEFER) until the applicant has had the opportunity to consider the above comments; In accordance with Manx Roads, the visibility to consider is 2.4m x 25m.
Port St Mary Commissioners
No ObjectionPA16/00681/B - Anorgarth Ltd for the erection of a dwelling with integral garage on Vacant Plot with Garage, Gellings Avenue, Port St Mary. No objections
Port St Mary Commissioners
No ObjectionPort St Mary Commissioners had no objections to the following applications:- ... 16/00681/B
