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                                      19/00179/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 19/00179/B Applicant : Groudle Glen Ltd Proposal : Variation of condition one of PA 15/00170/B, Alterations to existing road to provide turning area, improve existing parking spaces and provide additional parking spaces and passing place, to extend period of permission by four years Site Address : Private Road Between Cottages 21-26 & 27-30 Groudle Glen Cottages King Edward Road Onchan Isle of Man

Planning Officer: Mr Nick Salt Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 01.04.2019 __

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved shall be begun before the 18th March 2023.

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. As the initial approval expired on 17th March 2019, the extension to 18th March 2023, allows for an additional 4 years validity.

Plans/Drawings/Information:

The approval hereby issued relates to the following plans, date-stamped as having been received 20th February 2019: 813/001, 813/002 and 813/003.

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Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE 1.1 The application site is an area of land accommodating part of a private access road and the front and rear gardens of nine of the Groudle Glen holiday cottages. Since the highway is

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                                      19/00179/B                                     Page  2  of  3

privately owned and hence not publicly-adopted, the Department can assess the application since it has no interest in the land as is the case with public highways.

2.0 THE PROPOSAL 2.1 The application seeks variation of condition 1 of PA 15/00170/B for Alterations to existing road to provide turning area, improve existing parking spaces and provide additional parking spaces and passing place.

2.2 The initial application was for a partial widening of the highway to accommodate an additional 3 parking spaces along with a new turning area and passing place. Also proposed is the widening of the existing parking places. The existing parking situation is also proposed to be rearranged. A new footpath is also to be provided traversing the site perpendicular to the highway.

2.3 Two small trees are proposed for removal to accommodate two of the new parking spaces and the proposed new passing place. As the site is on an appreciable slope downwards in an eastern direction, two section drawings have been provided. These show that some shoring up of the land would be required to facilitate the additional flat place required to accommodate the proposal; this filling in would be provided by gabion baskets covered with topsoil and grass, and also asphalt where appropriate.

3.0 PLANNING HISTORY 3.1 The key aspect of planning history for this site is the previous approval 15/00170/B as noted above.

4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site lies within an area zoned as Tourism under the Onchan Local Plan 2000 (Map No. 1). There is one policy within the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan that is perhaps slightly relevant to the assessment of this planning application.

4.2 Policy O/TRT/P/4 states: "The Department will not oppose proposals for the improvement of facilities associated with either The Groudle Glen or Manx Electric Railways where these are appropriate in size, scale and appearance to their location and purpose."

4.3 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant to the assessment of this current planning application. General Policy 2 states (in part): "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:

(c) does not affect adversely the character of the surrounding landscape or townscape; (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."

5.0 REPRESENTATIONS 5.1 Onchan District Commissioners have no objections to the application (19/03/2019).

6.0 ASSESSMENT

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                                      19/00179/B                                     Page  3  of  3

6.1 The application is to vary a condition that seeks to restrict the time limit for the implementation of the application. This would have the effect of adding an additional four years to the time in which the permission should be implemented.

6.2 The main issue in the assessment of this application is whether there have been any material changes, in planning terms, since the application was last approved; for example policy changes, a change to the land use designation, new or altered legislation, or site circumstances that would lead to a different decision being made.

6.3 Since the initial approval there have been no material planning changes which have arisen. The Onchan Local Plan and the Isle of Man Strategic Plan policies have not been superseded and therefore continue to comprise the Development Plan. There have not been any relevant appeal decisions that indicate a different approach to those policies should be taken and no new legislation has been brought into force.

6.4 It is considered that the principle for the highway and parking alterations which was deemed acceptable in the initial assessment remains and that the provision of the parking and manoeuvre areas would be beneficial to the site.

7.0 CONCLUSION 7.1 With the above assessment in mind, it is recommended that the application be approved.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.

8.2 The decision-maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status. __

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date : 04.04.2019

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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