Officer Planning Report

Planning Report And Recommendations {{table:477213}} ### Considerations {{table:477208}} ### Written Representations {{table:477209}} {{table:477210}} ### Consultations {{table:477211}} {{table:477212}}

Officer's Report

The Application Site And Proposed Development

The application site comprises the residential curtilage of a mid-terraced dwelling that is located on Third Avenue in Onchan.

The proposed development comprises the removal of the front wall and creation of off road parking area.

Planning History

Whilst the application site has not been the subject of any relevant previous planning applications it can be seen that similar developments have been approved and implemented elsewhere within Third Avenue.

The creation of a vehicle hardstanding and access in front garden of 13 Third Avenue was approved under previous planning application 03/01604/B.

The creation of vehicle hard-standing and access onto highway at 19 Third Avenue was approved under previous planning application 07/00835/B.

The erection of a two storey extension to rear elevation and formation of hardstanding and vehicular access to front elevation of 17 Third Avenue was approved under previous planning application 08/01578/B.

Representations

Onchan District Commissioners recommend that the planning application be approved.

The Department of Transport Highways Division do not oppose the planning application.

The owner and/or occupant of 18 Third Avenue object to the planning application. The grounds for their objection can be summarised as concern that the proposal will exacerbate parking problems within the street and that the proposal will be unsightly within the street scene.

The owners and/or occupants of 20 Third Avenue object to the planning application. The grounds for their objection can be summarised as concern that the proposal will exacerbate parking problems.

Planning Policy

In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Onchan Local Plan. Policy O/RES/P/21 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan states: "Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property."

In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. 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;
• (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."

Assessment

The planning application seeks approval for the removal of the front wall and creation of off road parking area to the front of the property.

Based on a site visit it is apparent that car parking provision within Third Avenue is a clear and obvious problem. Whilst the applicant's desire for the proposal is readily understandable it is arguable that proposal would not increase car parking provision within the street, merely act to reserve a space for the applicant. Nevertheless, the acceptability of the provision of vehicular hardstanding in the front garden of properties in Third Avenue has already been examined and accepted through previous planning applications (03/01604/B, 07/00835/B \& 08/01578/B). There are parallels between that previous planning application and the current one that lead to the conclusion that this current application is acceptable. It is accepted that the proposal will have some detrimental effect on the street scene but given the existing appearance of Third Avenue it is considered that such effect would not outweigh the fact that planning approval has already been granted, and implemented, for other similar development.

It is recommended that the planning application be approved.

Party Status

It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Onchan District Commissioners; The Department of Transport Highways Division; The owner and/or occupant of 18 Third Avenue; and The owners and/or occupants of 20 Third Avenue.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 08.07.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the location plan and site plan date stamped the 2nd April 2009.

I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date : Signed : Senior Planning Officer