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19/00064/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00064/B Applicant : Mr Stephen Duke Proposal : Creation of a vehicular access with associated hard standing Site Address : 8 Norwood Drive Douglas Isle Of Man IM2 5HJ
Planning Officer: Mr Nick Salt Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 12.03.2019 __
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 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.
C 2. No development shall be commenced on site until a hard landscape scheme has been first submitted to and approved in writing by the Department showing details of the hard surfacing of the proposed driveway. All hard landscaping works shall be carried out in accordance with the approved details and maintained thereafter.
Reason: In the interests of Highway Safety and the appearance of the street scene, in compliance with IOMSP General Policy 2.
Plans/Drawings/Information;
This permission relates to the following plans and drawings, date stamped received on 24th January 2019:
o Location Plan o Site Plan o Splay Plan o Photographs of site x4 o Garden/Driveway plan as existing o Garden/driveway plan as proposed
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19/00064/B Page 2 of 4
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 SITE 1.1 The site is the residential curtilage of 8 Norwood Drive, Douglas. The site dwelling is a semi-detached Arts and Crafts style two storey house with an approximately 11m space from the from elevation to the footpath at the front of the site.
1.2 At present, this space is grassed, with a dash rendered wall at the front, and hedging on either side boundary. There is a paved path from the gate at the front to the side of the dwelling. The original garden is a somewhat unique feature on the street scene as the majority of other properties on Norwood Drive feature driveways for either 1 or 2 cars. The dwelling adjoining the site (no.7) features a paved driveway, retaining small sections of garden on either side.
2.0 PROPOSAL 2.1 The proposal is for the creation of a driveway via the removal of garden area to accommodate an additional 2 car parking spaces at the front of the dwelling. The driveway entrance would be 6m across, with 25m visibility splays shown on the plans. Approximately 50% of the existing garden is proposed to be retained forming an arc shape at the front and side. The surface proposed is concrete.
3.0 PLANNING HISTORY 3.1 There is no planning history which is materially relevant to this application.
4.0 PLANNING POLICY 4.1 The proposal site is in an area designated in the Douglas Local Plan 1998 as Predominantly Residential Use.
4.2 Given the land use designation, General Policy 2 (in part) of the Isle of Man Strategic Plan 2016 applies "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: (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; (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 Douglas Borough Council have no objections to this application (01.02.19).
5.2 DoI Highway Services have not commented.
6.0 ASSESSMENT 6.1 The key considerations in the assessment of this application are the visual impacts of the proposed driveway on the character and appearance of the street scene, and the parking provision and access on the site.
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19/00064/B Page 3 of 4
6.2 Visual Impact
6.2.1 Normally, a concern when residential driveways are expanded is the loss of front garden coverage and over use of hard surfacing. In this case however, the driveway has been designed to include an area of retained garden - thus providing a visual break. The retained hedging at either side would also keep a visual break at the front of the dwelling.
6.2.2 As noted previously, the majority of the dwellings on the street also feature driveways of varying designs. The proposal therefore would not result in a frontage which is at odds with the general street scene, visual impact would not be significant. Whilst the use of concrete is not the most visually acceptable form of driveway, the applicant plans to use stencilled bricklike appearance in the concrete which would be more acceptable than a solid concrete appearance.
6.3 Parking and Highway Safety
6.3.1 The extension of the current driveway to accommodate an additional parking space would improve the off street parking capacity on the site which is currently non-existent and reduce on street parking demand on Norwood Drive. Whilst the space provided may not meet the parking standards requirements for two spaces, there would be at least one large space and an improvement on the current lack of off-street parking.
6.3.2 In terms of access, the visibility splays shown are deemed adequate. The dwelling is situated toward the end of a cul-de-sac, and the majority of houses on the street also feature driveways accessed from the street. Impact on traffic would be marginally improved with the removal of some on-street parking demand.
7.0 CONCLUSION 7.1 In summary, the proposal is in compliance with General Policy 2 of the Isle of Man Strategic Plan 2016 and is recommended for approval.
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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 14.03.2019
Determining officer
Signed : S CORLETT
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19/00064/B Page 4 of 4
Sarah Corlett
Principal Planner
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