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                                      24/00467/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 24/00467/B Applicant : Mr Joshua Quinn Proposal : Alterations to the existing vehicular access, to improve access, visibility and create parking within the property curtilage Site Address : 22 Albany Road Peel Isle Of Man IM5 1JR

: Graham Northern Photo Taken : 30.04.2024 Site Visit : 30.04.2024 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 04.06.2024 __

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The proposal complies with the provisions of General Policy 2 and is therefore recommended for approval.

Plans/Drawings/Information;

This approval relates to the following drawings: o Drawing number PTA 227 - 01 - Location and site plans received 19.04.24 o Drawing number PTA 227 - 03 Rev A received 30.05.24 o Drawing number PTA 227 - 04 Rev A received 30.05.24

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Interested Person Status - Additional Persons

None

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                                      24/00467/B                                     Page  2  of  4

Officer’s Report

THE SITE 1.1 The site is the residential curtilage of an existing detached dwelling which sits on the north western side of Albany Road, a main thoroughfare which links Douglas Road with Derby Road. The street scene is very mixed with semi-detached and detached properties of two and three storeys.

1.2 The application property is positioned on a prominent corner plot where Albany Road meets Tynwald Road. The existing property frontage is made up of a wall set immediately rear of the highway pavement with a hedgerow on top with a pair of gates for the access. The access beings et immediately back of the highway and in close proximity to the junction makes for a problematic entrance.

1.3 Some of the properties in the streetscene have gate pillars, others not and driveways are of various widths. Parking is generally restricted by double yellow lines along Albany Road.

THE PROPOSAL 2.1 The application proposes to widen the access point, and relocate the gates further into the garden, which will enable vehicles to pull in off the carriageway while the gates open. The gates are proposed to be automated via a remote-control device, to ensure the waiting time is minimal. The proposal includes the extending of the wall, curved at a low level (as existing), and the vegetation will be altered in position and reduced in height to ensure both measures to improve the visibility for vehicles leaving the property. The proposal is to form an area for 2 vehicles to park, with an area for turning to ensure that vehicles leave the access point in a forward direction, with the much improved visibility.

2.2 Amended plans were supplied which now show the gates set back 5 metres to facilitate a vehicle being able to pull off the highway whilst the gates open.

PLANNING POLICY 3.1 The site lies within an area designated on the Peel Local Plan of 1989 as Residential and abuts the Conservation Area which lies to the north. As such, the following Strategic Plan policies are considered applicable to the proposal:

Paragraph 8.12.1 states "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general".

General Policy 2 states: "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 space 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 adverse effect on road safety or traffic flows on the local highways."

Environment Policy 36 states; Where development is proposed outside of, but close to the boundary of a Conservation Area, this will only be permitted where it will not detrimentally affect important views into and out of the Conservation Area."

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                                      24/00467/B                                     Page  3  of  4

REPRESENTATIONS 4.1 Highway Services seek additional information including alterations are necessary to the distance between the gated access and the carriageway kerb line, a minimum of 5m in order to prevent overhang, and internally to ensure parking for the four cars specified and turning manoeuvres 09.05.24 4.1.1 Highways Services - The proposal raises no significant road safety or highway network efficiency issues 31.05.24

4.2 No other representations received

PLANNING HISTORY 5.1 None of relevance

ASSESSMENT 6.1 The key considerations are its impact on the character of the area, neighbouring amenities and highway safety.

6.2 The main reason for the proposals is to provide safer access and egress from the property to the highway. By pulling the pillars back 5 metres allows a vehicle to pull off the highway without obstructing it were the gates to be closed. Additionally it allows a taper to the sides which improves visibility at the entrance.

6.3 The access point is located centrally at the frontage and the works are considered minimal and mainly involve boundary treatment alterations which retain the existing street scene character.

6.4 All in all it is considered that what is proposed is a reasonable and acceptable form of development which complies with the provisions of GP2 and is recommended for approval.

Neighbouring Amenities 6.5 The proposed works are not of a scale or location that is considered to result in any significant detrimental impact upon neighbouring amenities and as such are considered acceptable in this regard.

Highway Safety 6.6 The works proposed will improve visibility and accessibility to the property and also drivers on the highway. By pulling the pillars back 5 metres allows a vehicle to pull off the highway without obstructing it were the gates to be closed. Additionally it allows a taper to the sides which improves visibility at the entrance.

6.7 The gates are set back by 5 metre and highways raise no objections as such the proposals are considered acceptable from a highway safety perspective.

Conclusion The proposals will not significantly harm the street scene or neighbouring amenity and result in access improvements which are perceived of benefit in terms of highway safety. Thus the proposal complies with the provisions of General Policy 2 and the principles of the Residential Design Guide and is supported.

INTERESTED PERSON STATUS 8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf);

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                                      24/00467/B                                     Page  4  of  4

(b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

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 above 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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Date: 05.06.2024

Determining officer Signed : J SINGLETON

Jason Singleton

Principal Planner

Customer note

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