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27 October 2014 14/01134/B Page 1 of 3 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/01134/B Applicant : Mr & Mrs Christopher Blackman Proposal : Alterations to existing vehicular access and widening of driveway to dwelling Site Address : Castleward Quarterbridge Road Douglas Isle Of Man IM2 3RJ

Case Officer : Mr Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 THE SITE 1.1 The application site is the residential curtilage of Castleward, Quarterbridge Road, Douglas. The existing property is a two storey semi-detached dwelling situated to the south of Quarterbridge Road, the neighbouring properties Roundhay is located to the west and The Old Thatch to the east.

2.0 PLANNING STATUS AND RELEVANT POLICIES 2.1 The application site is located within an area of Douglas that is designated as being Predominantly Residential by the Douglas Local Plan.

2.2 Due to the site location, zoning and the type of proposal, the following policy is relevant for consideration:-

2.3 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (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; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;

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27 October 2014 14/01134/B Page 2 of 3 (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."

3.0 THE PROPOSAL 3.1 The application seeks approval for alterations to existing vehicular access and widening of driveway to dwelling. The proposal would increase the width of the existing access by 0.7 metres, to 3.7 metres.

4.0 PLANNING HISTORY 4.1 The following previous planning applications are considered specifically material in the assessment of the current application:

PA 98/01276/B - Installation of uPVC windows to replace existing - APPROVED

5.0 REPRESENTATIONS 5.1 Highways Division does not oppose as it has no traffic management, parking or road safety implications (received on 15.10.2014).

5.2 Douglas Corporation has not objected to the application (received 17.10.2014).

6.0 ASSESSMENT 6.1 The proposal raises two main issues. Firstly, whether the proposed alteration would be an appropriate feature in the street scene and secondary does the proposal result in any highway safety concerns.

6.2 In relation to the design and appearance of the proposed works, there would be little difference to the visual amenities of the street scene. The most noticeable difference would be the removal of a Laburnum tree, which is not of a significant size or importance. In relation to the second issue, the proposal increasing the width of the access can only have a beneficial impact upon highway safety. Highway Services have no objection to the proposal.

7.0 RECOMMENDATION 7.1 Overall, it is considered the proposal would comply with General Policy 2 of the Isle of Man Strategic Plan and recommended for an approval.

8.0 PARTY STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation

Recommended Decision:

Permitted

Date of Recommendation:

27.10.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

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27 October 2014 14/01134/B Page 3 of 3

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals

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.

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This approval relates to drawings reference numbers 372/1, 372/1/1. 372/1/2 and 372/1/3 all received on 30th September 2014.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : 29/10/14

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed : Sarah Corlett

Sarah Corlett

Senior Planning Officer

Signed :... Michael Gallagher

Director of Planning and Building Control

Signed :... Jennifer Chance

Head of Development Management