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Application No.: 10/00003/B Applicant: Mr Alan Thompson Proposal: Creation of hard standing and vehicular access onto Victoria Road, Site Address: Clarecourt Marathon Road Douglas Isle Of Man IM2 4HL Considerations Case Officer: Miss Laura Davy Photo Taken: 03.03.2010 Site Visit: 09.02.2010 Expected Decision Level: Planning Committee Written Representations 52 Victoria Road Douglas Isle Of Man IM2 4HQ Objects to the proposal House Of Keys Legislative Buildings Isle Of Man IM1 3PW Objects to the proposal Consultations Consultee: Highways Division Notes: do not oppose has no traffic management, parking or road safety implications. Consultee: Douglas Corporation Notes: No objection
This application is recommended for consideration by the Planning Committee rather than under delegated powers as the recommendation is for refusal which is against the advice of the Highways Division of the Department of Transport.
THE SITE The application site represents the residential curtilage of Clarecourt, Marathon Road, Douglas. It is a detached dwelling with vehicular access via Marathon Road, with parking already within the curtilage of the site.
THE PROPOSAL Proposed is the creation of hard standing and vehicular access onto Victoria Road, creating an entrance in the existing wall 3m in width, secured by timber gates which would be 1.6m in height.
PLANNING HISTORY There are no previous planning applications on this property.
5 March 2010 10/00003/B Page 1 of 3
The site is recognised as Predominantly Residential Use on the Douglas Local Plan 1998. The Isle of Man Strategic Plan (20th June 2007) General Policy 2 relevant points c, h and I and Transport Policy 4 and 6 will be used in the assessment of the proposed development.
Department of Transport Highways and Traffic Division do not oppose as it has no traffic management, parking or road safety implications. Douglas Corporation has made no comment with regard to the proposal.
The application site has been assessed against the Isle of Man Strategic Plan (20th June 2007) General Policy 2. The following points are most relevant to this proposal, and are used as the guidelines in considering the proposed development:
In considering the proposal Transport Policy 4 and Transport Policy 6 should be also be used, the policy 4 states: "The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan."
Policy 6 states: "In the design of new development and transport facilities the needs of pedestrians will be given similar weight to the needs of other road users."
Having assessed the application site against the above policies, the proposed access onto Victoria Road firstly does not take into account matters of community and personal safety. There is limited visibility due to the height of the boundary wall, the majority of the wall measuring 2 m in height. The height of the wall is significantly higher than that of a car, meaning the vehicle would have to use the pedestrian walkway to gain visibility, and in some cases have to enter the carriageway, this then affecting the traffic flows, as vehicles using the carriageway would have to manoeuvre around the vehicle that would be obstructing their route. Furthermore, it would force pedestrians off the footway and into the main carriageway. Victoria Road is used as one of the main access points to Douglas from the North of the island, and as such becomes very busy; the level of traffic using this highway has been recognised by two objectors. At present vehicles park on Victoria Road, opposite the proposed access, this would have an impact on traffic flows, and would restrict the sites users when entering and exiting the site. Due to the entrance being flush with the boundary, this would involve vehicles having to stop in the road until access could be gained by opening the gates. The proposed provides adequate parking and manoeuvring space, but does little to suggest safe and convenient access for the users of the property, along with the safety of pedestrians and highway users. The existing highway which would serve this proposal would accommodate vehicle and pedestrian journeys, but not in a safe and appropriate manner, as addressed earlier.
For the above reasons, the application is considered unacceptable, and is recommended for refusal.
PARTY STATUS The Department of Transport and the Local Authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
52 Victoria Road, Douglas is also awarded 'Interested Party Status' under the Town and Country Planning (Development Procedure) Order 2005.
Mrs B J Cannell MHK does not have sufficient interest in the application site and as such should not be afforded party status.
Recommended Decision: Refused
Date of Recommendation: 03.03.2010
The creation of this vehicular access would be contrary to General Policy 2, Transport Policy 4 and 6 of the Isle of Man Strategic Plan 2007 in that the visibility from the proposed access would be inadequate which would result in vehicles overhanging the footway and main carriageway which in turn would 1) force perdestrians into the main carriageway of the road and would be detrimental to their safety; 2) result in vehicles using Victoria Road to manoeuvre around the vehicle entering and exiting the site which would be detrimental to highway safety and the free flow of traffic.
I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : Committee Meeting Date :
Signed : Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate
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