APL Planning Statement V1

8 Ravens Wharf South Quay

Douglas Isle of Man

IM1 5BT

Planning and Design Statement V1

Project: Parking Bay in Front Garden to 2 Strathallan Crescent, Douglas.

Project no: 2131-SC Date: March 2022

Contents

1.0 Site and Surroundings
1.1 2 Strathallan Crescent is half of a semi detached property at the northern end of Douglas Promenade.
1.2 The buildings along the length of the terrace are 2 storeys high with white rendered walls and pitched slate roofs.
1.3 The house are built fairly tight to the cliff to the rear allowing a generous front garden varying between 10 and 12 metres in depth bounded by 700mm high front walls.
1.4 Between 2 and 3 Strathallan Crescent is a narrow service lane which leads to two small garages, one behind each property. These garages are only suitable for small vehicles. The lane also provides bin access to the rear of 1 and 4 Strathallan Crescent.
1.5 The service lane is not wide enough for modern cars and at its narrowest point at the front gate the post to post measurement is around 2 metres.

2.0 Planning History and Policy
2.1 There have been a number of planning applications over the last 25 years, however, these are mostly related to windows and

reroofing. There is one application for the garage at the rear of 2 Strathallan Crescent.
2.2 The area is zoned as mixed use under the Area Plan for the East as there are both residential and hospitality uses in the area.
2.3 The site is within the promenade conservation area.
2.4 The application will be judged against the policies of the Isle of Man Strategic Plan of

2.5 There are no trees in the vicinity of the proposal
2.6 The site is among areas deemed as having a high risk from surface water, however the works are only to the front garden and will not be changing the existing situation.

4.0 Client’s Brief
4.1 The client has bought an electric car and would like to charge the car within the curtilage of his property.
4.2 The car is 1966mm wide at its widest point, 54mm narrower than the space between the existing gateposts.
4.3 The client would like to bring the car into the front garden to charge, carry out a three-point turn and exist the shared lane driving forwards.
4.4 The vehicle would just fit through the space between the houses, but there would only be about 150mm space to either side and it would be impossible to turn the car around at the end of the lane.

5.0 Highways
5.1 Consultation has taken place with Sheila Henley of the Department of Infrastructure.
5.2 The DOI have advised that a service lane would ideally be 2.4m wide to allow the vehicle to pass a pedestrian.
5.3 DOI guidance is to restrict any paving to 50% of the front garden area.

5.4 A visibility splay of 2.4m x 25m is required where the access lane meets the highway which is a 20mph zone.
5.5 Appendix 6 of the Strategic Plan requires provision of two off street parking spaces per house.

6.0 The Proposal
6.1 The client’s initial preference was to form an opening in the front wall as has taken place further along the crescent, however, consultation with the planning office advised against this approach.
6.2 The proposal is to demolish the wall between the garden of 2 Strathallan Crescent and the shared lane. This would require the rebuilding of the pedestrian gate posts 350mm to the south to make the vehicle access wide enough to allow the ingress of modern cars.
6.3 A parking bay will be formed in the midpoint of the garden to allow a vehicle to park, recharge and carry out a 3 point turn to exit. The total amount of paving will be around 40% of the garden’s area.
6.4 The corner of the house would be made good in smooth render where the abutting wall has been removed.

6.5 The evergreen garden hedge, approximately 2.4m high is to be retained to both the front and side walls. The proposed parking bay will not affect the planting in the garden in front of the house.

7.0 Summary
7.1 The proposal will allow the property to charge an electric car.
7.2 The proposal will mean that there are two off street parking places at 2 Strathallan Crescent (although one is in a very small existing garage at the rear). There will be no resulting loss of on street parking as a result of this proposal, therefore there will be a net increase of one parking space in the area.
7.3 The visibility splay required by the Department of Infrastructure can be achieved.
7.4 Replica gateposts will be built 350mm to the south to widen the entrance and the front garden hedge will be retained. This will ensure the Conservation area will be preserved whilst future technology is embraced.
7.5 The paved area is less than the 50% maximum advised by the Department of Infrastructure.