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24/91101/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/91101/B Applicant : Miss Laura Vaughan Proposal : Creation of a driveway and vehicular access Site Address : 13 Groudle Road Onchan Isle Of Man IM3 2EH
Planning Officer: Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 21.10.2024 __
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.
C 2. Prior to the commencement of the development hereby approved, the drainage details at site entrance, and details for drainage management and surfacing for the driveway shall be submitted to and approved in writing by the Department.
The surfacing of the driveway must be of consolidated and bound material.
The development shall not take place other than in accordance with the agreed details and shall be permanently retained thereafter in accordance with the approved scheme.
Reason: In the interests of highway safety.
This application has been recommended for approval for the following reason. The proposal complies with General Policy 2, Environment Policy 10, Transport Policy 7 of the Isle of Man Strategic Plan 2016
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 25th September 2024; o Site Plan o Proposed and Existing with Sight Lines Plan o Photographs
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24/91101/B Page 2 of 4
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No objection Onchan Commissions - No objection DOI Highways drainage - No objection __
Officer’s Report
APPLICATION SITE 1.1 The site is within the residential curtilage of 13 Groudle Road, Onchan which is a bungalow situated upon a corner plot to the South of Groudle Road. To the West of the site is a through road which goes from Groudle Road to The Fairway.
PROPOSAL 2.1 The current planning application seeks approval for the creation of a car parking area to the front of the property, with the creation of the car park is the removal of fencing and bushes. The driveway should have space for two vehicles once constructed.
2.2 The proposal also includes the alteration of gravelled yard to lawn. The tree and hedge to the North West are to stay in place.
PLANNING POLICY 4.1 The site lies within an area zoned as "Predominantly Residential" on the Area Plan for the East, Map 6 - Onchan. The property is not within a Conservation Area or a Flood Risk Zone.
4.2 Given the nature of the application it is appropriate to consider paragraph 8.12.1 and the general design standards set out in General Policy 2 of the IOM Strategic Plan 2016 along with the general advice set out in 6.3 of the Residential Design Guide in respect of driveways and car parking and not removing over 50% of the garden area and Transport Policy 7 in connection with Appendix 7.
PLANNING HISTORY 4.1 There are several previous applications upon the property; PA97/01420/B, "Erection of replacement dwelling with garage," Permitted PA03/00098/B, "Erection of detached garage to rear of," Permitted PA07/01259/B, "Erection of a detached garage," Permitted.
REPRESENTATIONS 5.1 The following representations can be found in full online, below is a short summery;
5.2 LOCAL AUTHORITY
5.3 STATUTORY BODIES
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24/91101/B Page 3 of 4
ASSESSMENT 6.1 The matters to consider in the assessment of the application is whether there would be any highway safety impacts as a result of the proposed access and driveway widening works.
6.2 The proposed access is not an addition to an already existing operational access, nor is it adjacent to neighbouring driveways, whilst this is the case, some properties along Groudle Road do have a car parking to the front of their properties and it is also noted that Highway Services have no issues with the proposal. As such the proposed changes will not expected to make worse any existing arrangements or visibility from the access and thus no new highway safety issues are expected.
6.3 The comments from DOI Highway Drainage have been considered and a condition should be attached that prior to commencement details are received. It is also noted that the proposal is to use a resin for the new driveway, there are porous resin's available on the market which would assist in any surface water, as such this should also be attached to the condition.
CONCLUSION 7.1 The proposed driveway would not impact the character and appearance of the streetscene, with the site providing as a whole over two car parking spaces which means the application complies with Transport Policy 7 in connection with Appendix 7. The proposed driveway is not expected to make worse any existing arrangements or visibility from the access and thus no new highway safety issues are expected and the level of development proposed is acceptable and to comply with General Policy 2 (h and i). The widening works will not result in the loss more than 50% of the front garden as set out in the Residential Design Guidance 2021. As such the proposal in this respect will maintain an acceptable visual impact on the streetscene.
RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
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24/91101/B Page 4 of 4
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 and/or rights to appeal.
Decision Made : Permitted
Date: 28.10.2024
Determining Officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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