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15/00003/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00003/B Applicant : Mr Morris & Mrs Jody Hazell Proposal : Alterations to existing vehicular access and driveway Site Address : Close Mooar Glen Darragh Road Glen Vine Isle of Man IM4 4BE
Case Officer : Miss Melissa McKnight Photo Taken :
Site Visit : 28.01.2015 Expected Decision Level :
Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site is the residential curtilage of Close Mooar, a large detached property sited within its own grounds on the western side of the Glen Darragh Road in Glen Vine.
1.2 The application site is significantly screened from the highway due to a dense hedge and mature tree and timber fence eastern/south eastern boundary.
2.0 THE PROPOSAL
2.1 The planning application seeks approval for alterations to the existing vehicular access including the erection of new walling.
2.2 The proposal comprises increasing the width of the existing access at the roadside from approximately 9 metres to just less than 12 metres and widening the internal section of the driveway from approximately 3.2 metres to just less around 4m.
2.3 Also proposed is the erection of stone walling from the highway stretching back a maximum of 10 metres from the highway that would measure no higher than 1.050 metres. The new proposed metal gates would be installed within the curtilage of the dwellinghouse, hinged on the rear of stone pillars; 9.1 metres from the highway.
3.0 PLANNING HISTORY
3.1 The planning application has been the subject of a number of previous planning applications, none of which have related to the existing vehicular access and as such the previous applications will not be drawn upon.
4.0 PLANNING POLICY
4.1 In terms of local plan policy, the application site is within an area zoned as Area of High Landscape or Coastal Value and Scenic Significance under the 1982 Development Plan.
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4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies considered materially relevant to the assessment of this current planning application:
General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of: a) essential housing for agricultural workers who have to live close to their place of work (Housing Policies 7, 8, 9 and 10); b) conversion of redundant rural buildings which are of architectural, historical, or social value and interest (Housing Policy 11); c) previously developed land which contains a significant amount of buildings where the continued use is redundant; where redevelopment would reduce the impact of the current situation on the landscape or the wider environmental and where the development proposed would result in improvements to the landscape or wider environment; d) the replacement of existing rural dwellings (Housing Policies 12, 13 and 14); e) location-dependant development in connection with the working of minerals or the provision of necessary services; f) building and engineering operations which are essential for the conduct of agriculture or forestry; g) development recognised to be of overriding national need in land use planning terms and for which there is no reasonable and acceptable alternative; and h) buildings or works required for interpretation of the countryside, its wildlife or heritage."
Environment Policy 1 states: "The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an over- riding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
Environment Policy 2 states: "The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that: a) The development would not harm the character and quality of the landscape; or b) The location for the development is essential."
5.0 REPRESENTATIONS
5.1 Marown Parish Commissioners have no objection to the current planning application (23/01/2015).
5.2 The Department of Infrastructure Highway Services do not oppose the current planning application (12/01/2015).
6.0 ASSESSMENT
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6.1 Given the nature of the development proposed within the planning application and location of the application site, it is imperative to consider the impacts of the proposed development on the character, quality and appearance of the locality.
6.2 The starting point for any development within areas not zoned for development is General Policy 3 of the Isle of Man Strategic Plan. This policy states that development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of those developments indicated within General Policy 3.
6.3 The alteration to a vehicular access is not included in the list of potential exceptions for development within the countryside; however, similar schemes have previously been approved where they have been a justified form of development, whilst also not having a significant visual impact upon the countryside. Most recently there have been four notable planning applications that have been granted planning permission for alterations to a vehicular access in an area of High Landscape or Coastal Value and Scenic Significance, these previous planning applications are PA 13/91323/B which involved the relocation of the existing vehicular access to create a new vehicular access; PA 13/91133/B which involved the increase of the existing entrance; PA 13/00861/B involved the centralisation of the driveway, to create one driveway with the erection gate pillars constructed of Manx Stone and sod banks to either side with the driveway finished with brick paviors. The fourth planning application is PA 13/00791/B which involved the removal of part of an existing stone wall with and creation of a 4 metre wide vehicular access set back 6 metres form the highway. In addition to the approved similar schemes, one must also not disregard that the application site is an established residential curtilage and these forms of development are ancillary to a residential unit.
6.4 With regards to the impact of the proposed development on the character and quality of the area, whilst the proposed new vehicular access and walling would be more visible from Glen Darragh Road, the detailing, form, design and layout of the new access proposed is considered to be of high quality and would be finished in detail that would match elements of the existing access and boundary treatment in situ.
6.5 The proposed new access would inevitably alter the appearance of the area, however as previously stated the design, form and appearance of the new access is deemed acceptable and provides a tidy appearance to the area and the application site itself and provide a much grander entrance to Close Mooar.
6.6 There are a mix of front boundary treatments and vehicular accesses along Glen Darragh Road. Therefore the proposed new access would not be considered to be completely out of keeping within the locality and would be acceptable within the street scene.
6.7 The development proposed would not result in the loss of any trees. Although the development would be in close proximity to existing trees, it is understood from the drawings submitted and with further consultation with the applicants' agent that no trees would have to be felled as a result of the development.
6.8 With regards to highway safety and ease of manoeuvrability, the proposed new vehicular access would inevitably allow easier access to and from the property onto the highway.
7.0 RECOMMENDATION
7.1 It is recommended that the planning application be permitted.
8.0 PARTY STATUS
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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: 03.02.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
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 Location Plan and Drawing no. 1276.1, 1276.2, 1276.3 and 1276.4 all date stamped as received on 6th January 2015.
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: 11.02.2015
Determining officer (delete as appropriate)
Signed :... Chris Balmer
Senior Planning Officer
Signed : Sarah Corlett
Sarah Corlett
Senior Planning Officer
Signed :...
Signed :...
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15/00003/B
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Michael Gallagher
Director of Planning and Building Control Jennifer Chance
Head of Development Management
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