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15/00822/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00822/B Applicant : Mr Paul & Mrs Vivian Unwin Proposal : Creation of a rear driveway, vehicular access and installation of a fence and gate Site Address : 15 Nursery Avenue Onchan Isle of Man IM3 4HF
Case Officer : Miss Abigail Morgan Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE SITE
1.1 The application site is 15 Nursery Avenue, Onchan, located relatively central to the settlement and just north of Governor's Road (A2). Nursery Avenue slopes down noticeably from northwest to southeast such that the terraced roofline steps down by approximately 0.3 metres every two dwellings. An unadopted lane runs parallel to the rear of Nursery Avenue, on which sits various non-residential buildings.
1.2 Nursery Avenue itself is an predominantly residential street comprising terraced dwellings on both sides of the highway. The dwellings to the south west generally have bay windows to the ground floor; those to the north east do not. All the dwellings to the south west are set back from the highway by approximately 5 metres, those to the north east by approximately 3 metres.
1.3 Number 15 sits in the middle of 13 dwellings in the terrace to the north east of the highway, has sliding sash windows and is of a smooth and light green render. To the rear there is an approximately 2.1 high boundary wall, with gate access. The wall is somewhat broken up in appearance as it has been knocked through and/or down at various intervals along its entire length, which presumably at one time run all along the rear of Nursery Avenue.
2.0 THE PROPOSAL
2.1 Approval is sought for the removal of the part of the boundary wall to the rear of no 15, the creation of a concrete hardstanding for parking the full width of the plot and 5.2m deep and the erection of a timber picket fence and gate 1.5m high to create a garden area separate from the parking space.
2.2 According to the plans and information submitted, the fence and gate will be timber picket. The hardstanding is shown to be on the plans a concrete pad.
3.0 PLANNING HISTORY
3.1 There is no previous planning history for this site.
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15/00822/B
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4.0 DEVELOPMENT PLAN POLICIES
4.1 General Policy 2 of the Strategic Plan (adopted 2007) is an extensive policy, outlining the presumption in favour of development that complies with the land-use zoning and proposals in the appropriate Area Plan and with other policies of the Strategic Plan. The following parts of General Policy 2 are relevant to the determination of this planning application: '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:
(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, and (g) does not affect adversely the amenity of local residents or the character of the locality'
4.2 Paragraph 8.12.1 of the Strategic Plan sets out the presumption in favour of granting planning permission for extensions to existing dwellings in built-up areas where such a proposal would have no adverse impact on the surrounding area or neighbouring properties.
5.0 REPRESENTATIONS
5.1 Onchan Parish Commissioners recommend the application be approved. 20.08.15.
5.2 DOI Highways do not object to the proposal, and make the following comment:
'Nursery Avenue is an extremely congested residential area with very limited available on road parking. The standard parking space of 3.25 x 6 metres with a 6 metres free space in front of the parking bay cannot be achieved, but it is felt in this occasion the reduced size can be permitted'. 19.08.2015
6.0 ASSESSMENT
6.1 The main issues are the effect of the proposal on the character and appearance of no 15 Nursery Avenue and its surroundings, the effect of the proposed parking arrangement on highway safety in the rear lane and the effect of any increased use of the access on the living conditions of nearby residents, with particular reference to noise and disturbance.
6.2 The main element of this is that the wall would be removed to enable rear lane access to the proposed parking area. The wall, while consisting of some interesting stonework, has been poorly maintained and shored up with inappropriate red bricks. The wall is somewhat broken in its appearance as it has been knocked through and/or down at various intervals along its entire length, which presumably at one time run all along the rear of Nursery Avenue. As such, its loss on the application site is not considered to be overwhelmingly negative. Some of others where the wall has been removed have concrete parking/garden areas in place.
6.3 Therefore it is considered that the proposed removal of the wall and the installation of a concrete pad parking area would not detrimentally affect the character or appearance of no 15 Nursery Lane or its surroundings.
6.4 The rear lane looks well used by vehicle and foot traffic, and a number of other houses which front Nursery Ave have a similar arrangement therefore it is considered that the new vehicular access here would not be unduly harmful to public or private amenity within the surrounding area. The proposed hardstanding is domestic is scale and subject to details being provided could be in keeping with the character of the existing dwelling. The proposed
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15/00822/B
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vehicular access has not been objected to by the Department of Transport Highways Division and is therefore believed to be safe in terms of highway safety.
6.5 As such, no objection is raised in terms of the impact on residential amenity or highway safety grounds.
6.6 As a result, it is concluded that the planning application does not conflict with General Policy 2 (b), (c) or (g) of the Isle of Man Strategic Plan 2007.
7.0 RECOMMENDATION
7.1 On the basis that, in respect of the matters addressed above, an unacceptable level of harm is not expected to arise from the proposal, a recommendation of approval is made.
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: 24.08.2015
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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, Site Plan (before), Site Plan, Elevation A and B and fence details all date stamped as received on 22 July, 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Director of Planning and Building Control.
Decision Made : Permitted Date : 25.08.2015
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15/00822/B
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Determining officer
Signed : M GALLAGHER.
Michael Gallagher
Director of Planning and Building Control
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