Loading document...
==== PAGE 1 ====
15/00170/B
Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00170/B Applicant : Groudle Glen Ltd Proposal : Alterations to existing road to provide turning area, improve existing parking spaces and provide additional parking spaces and passing place Site Address : Private Road Between Cottages 21-26 & 27-30 Groudle Glen Cottages Groudle Old Road Onchan Isle of Man
Case Officer : Mr Edmond Riley Photo Taken :
Site Visit :
Expected Decision Level :
Officer Delegation
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site is an area of land accommodating part of a private access road and the front and rear gardens of nine of the Groudle Glen holiday cottages. Since the highway is privately owned and hence not publicly-adopted, the Department can assess the application since it has no interest in the land as is the case with public highways.
2.0 THE PROPOSAL
2.1 Full planning approval is sought for the partial widening of the highway to accommodate an additional 3 parking spaces along with a new turning area and passing place. Also proposed is the widening of the existing parking places. The existing parking situation is also proposed to be rearranged.
2.2 A new footpath is also to be provided traversing the site perpendicular to the highway.
2.3 Two small trees are proposed for removal to accommodate two of the new parking spaces and the proposed new passing place.
2.4 As the site is on an appreciable slope downwards in an eastern direction, two section drawings have been provided. These show that some shoring up of the land would be required to facilitate the additional flat place required to accommodate the proposal; this filling in would be provided by gabion baskets covered with topsoil and grass, and also asphalt where appropriate.
3.0 PLANNING HISTORY
3.1 The site and its environs have been the subject of a number of planning applications - the initial approval for the tourist units' construction being issued in 1992 - relating to alterations, extensions and the like, but none of these are considered to be of material relevance to the determination of this application.
==== PAGE 2 ====
15/00170/B
Page 2 of 4
3.2 It is worth noting that alterations to the highway access to one of the holiday cottages that falls partly within the current application site was approved early in 2014 under PA 14/00107/B ("Alterations to existing holiday cottage to provide wheelchair accessibility including new porch, driveway and car parking space"), but these works related to a different part of the highway to those works now proposed.
4.0 THE DEVELOPMENT PLAN
4.1 In terms of local plan policy, the application site lies within an area zoned as Tourism under the Onchan Local Plan 2000 (Map No. 1). There is one policy within the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan that is perhaps slightly relevant to the assessment of this planning application.
4.2 Policy O/TRT/P/4 states: "The Department will not oppose proposals for the improvement of facilities associated with either The Groudle Glen or Manx Electric Railways where these are appropriate in size, scale and appearance to their location and purpose."
4.3 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically relevant to the assessment of this current planning application. General Policy 2 states (in part): "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:
(c) does not affect adversely the character of the surrounding landscape or townscape; (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."
4.4 There are no Transport policies that specifically relate to the kind of development proposed.
5.0 REPRESENTATIONS
5.1 Highway Services (10th March 2015) offer no objection to the application.
5.2 Onchan Commissioners (4th March 2015) recommend the application be approved.
6.0 ASSESSMENT
6.1 On the face of it, the works to the highway would result in an improvement to the general highway safety of the area since additional width and turning space is always likely to be viewed favourably. However, it must also be acknowledged that the works would remove some of the greenery from the area and this would be unfortunate.
6.2 While the site is not publicly-accessible and therefore any loss of green space should be viewed in that context, the site is also viewable from publicly-accessible areas nearby. However, the loss of the green space as proposed is so limited that it is not considered that this loss would be of a scale sufficient to warrant an objection to the proposal. The two trees are fairly small and, while their loss would be unfortunate, it is also considered that their size,
==== PAGE 3 ====
15/00170/B
Page 3 of 4
scale and presence of other trees in the area are such as to mean that an objection on this ground could also not be sustained.
6.3 As such, the tangible - if limited - harm resulting from the loss of the green space from the proposal is distinctly outweighed by the improvement to the utility and usability of the highway and parking spaces. The position of Highway Services is noted in this regard.
7.0 RECOMMENDATION
7.1 It is therefore concluded that the proposal accords with the applicable parts of General Policy 2 of the Strategic Plan, is supported by the thrust of Policy O/TRT/P/4 of the Onchan Local Plan, and it is consequently concluded that planning approval should be issued.
8.0 INTERESTED PERSON 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: 16.03.2015
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.
--
The approval hereby issued relates to the following plans, date-stamped as having been received 16th February 2015: 813/001, 813/002 and 813/003.
==== PAGE 4 ====
15/00170/B
Page 4 of 4
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 : 16.03.2015
Determining officer (delete as appropriate)
Signed :... Chris Balmer
Senior Planning Officer
Signed :... Sarah Corlett
Senior Planning Officer
Signed : Michael Gallagher Michael Gallagher
Director of Planning and Building Control
Signed :... Jennifer Chance
Head of Development Management
Copyright in submitted documents remains with their authors. Request removal