3 June 2019 · Delegated - Principal Planner (Sarah Corlett)
13, Western Avenue, Douglas, Isle Of Man, IM1 4ep
The site is the curtilage of a semi-detached dwelling on Western Avenue, a cul-de-sac in a predominantly residential area. The proposal includes removing part of the front boundary wall to create a dropped kerb and paving a portion of the front garden with paviour sets for one off-road parking space, while retaining ov…
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The officer assessed impacts on private amenity, public amenity, and highway safety as the main issues. For private amenity, the nearest garden remodelling point is 7.72m from No.
General Policy 2
Requires development in residential zoning to respect site/surroundings in siting/layout/scale/design/landscaping (b), not adversely affect townscape character (c), incorporate topography/landscape features (f), not harm resident amenity/locality character (g), provide safe access/adequate parking (h), and not unacceptably affect road safety/traffic (i). Officer confirmed compliance via retained lawn, screening, cul-de-sac location, and functionality gains.
Residential Design Guide 2019 Section 6.3.4
Opposes loss of >50% front garden to parking to retain streetscape character and balance hard/soft landscaping; requires minimum driveway space, retained pedestrian access, and avoids parking before primary windows. Proposal uses minimum space for one car, retains 59.5% lawn over 5.5m setback, keeps separate pedestrian access, thus compliant.
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.
do not oppose... proposed site parking layout could accommodate up to 2 parked cars and should be no steeper than 1:12... 'x' distance of 2m is deemed acceptable... sufficient [for] splays of 2m x 43m
do not oppose the application
Douglas Borough Council has no objections to the application. Highway Services does not oppose the application but raises concerns about visibility splays and requires a S109A Highway Agreement.
Key concern: Highway visibility splays shown are unacceptable as they slightly encroach onto third party neighbouring land
Douglas Borough Council
No ObjectionDouglas Borough Council has no objections.
Highway Services
Conditional No ObjectionThe proposed site parking layout could accommodate up to 2 parked cars and should be no steeper than 1:12 to facilitate suitable pedestrian and vehicular access.; A S109A Highway Agreement would be required for the proposed vehicular crossing and dropped kerbs.; Highway Services does not oppose the application.; Recommendation: DNO
Conditions requested: A S109A Highway Agreement would be required for the proposed vehicular crossing and dropped kerbs; The applicant would need to fund appropriate measures to prevent the site from illegally draining onto the adjacent adopted highway as part of the S109A agreement
