5 June 2024 · Delegated - Principal Planner (Jason Singleton)
Cronk Airh, 22, Albany Road, Peel, Isle Of Man, IM5 1jr
The proposal involves modifying the existing access to a detached dwelling on a prominent corner plot at Albany Road and Tynwald Road in Peel. It widens the access, relocates automated gates 5 metres back from the highway, extends a low curved wall, adjusts vegetation for better visibility, and provides parking and tur…
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The officer assessed the proposal against key considerations of character, neighbouring amenities, and highway safety. The main benefit is safer access by relocating gates 5 metres back, allowing vehi…
General Policy 2
GP2 permits development in accordance with land use zoning if it respects site surroundings in siting, scale, design; does not adversely affect townscape character, local amenities, or provide safe access and parking; and avoids adverse effects on road safety. The officer tested the access alterations against these, finding the 5m setback, tapered visibility, and minimal boundary changes compliant with no harm to character, amenities, or highways. This tipped the balance for approval.
Environment Policy 36
ENV36 permits development outside but close to a Conservation Area only if it does not detrimentally affect important views into or out of the area. The site abuts the Peel Conservation Area to the north; the officer implicitly assessed the prominent corner plot alterations as not affecting such views, given the minimal scale and retention of existing wall style.
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
The proposal raises no significant road safety or highway network efficiency issues
Highway Services initially requested revisions to improve gate clearance and internal parking/turning space but following submitted amendments, raised no objection subject to the access arrangements matching the revised drawing.
Key concern: insufficient gate-to-kerb distance (resolved after amendments)
Highway Services Division
No CommentHighway Services HDC has no interest (NHI) in: 24/00467/B
Highways Development Control
Conditional No ObjectionRecommendation: Request further information / revisions.; the distance of 4.5m from the gated access to the carriageway is 4.5m, this is 0.5m short of the recommended distance given in Manual for Manx Roads
Conditions requested: The distance from the gate to the kerbline should be increased to 5m; provide sufficient space for four vehicles to park and turn independently of each other, in order to exit the site in a forward gear; The Applicant / Developer shall provide run off / surface water drainage where necessary to prevent water from flowing out onto or damaging the public road; on construction of the vehicular access, the existing road drainage must either be retained or an effective alternative scheme provided
Highways Development Control
Conditional No ObjectionThe proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highways Development Control raises no objection to the proposal subject to all access arrangements to accord to drawing No. PTA 227-04 Rev A.; Recommendation: DNOC
Conditions requested: all access arrangements to accord to drawing No. PTA 227-04 Rev A
