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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00814/B Applicant : Mrs Lisa Gadman Proposal : Creation of a driveway and vehicular access Site Address : 2 Coburg Road Ramsey Isle Of Man IM8 3EH

Principal Planner: Mr Chris Balmer Photo Taken :

Site Visit :

Expected Decision Level :

Recommendation

Recommended Decision:

Refused Date of Recommendation: 09.08.2021 __

Reasons for Refusal

R : Reasons for Refusal O : Notes attached to reasons

R 1. The proposal would result in the loss of more than 50% of the existing front landscaped garden and front boundary wall resulting in a detrimental to the appearance of the street scene and to the individual property all contrary to General Policy 2 (b), (c) & (g) of the Isle Of Man Strategic Plan 2016 and the Residential Design Guide 2019.

R 2. The proposal would result in the potential net loss of on-street parking due to the width of the new access detriment to on street parking along Coburg Road. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 SITE 1.1 The site represents the existing residential curtilage of 2 Coburg Road, Ramsey which is located on the northern side of Coburg Road. The property is a traditional two & half storey (includes basement level) semi-detached property. The front of the property has a front garden area which is made up of hardstanding with landscaped boarders, albeit these have been cut down recently. The front boundary consists of a boundary wall and pedestrian gate to access the property. The property has no off street parking and relies on on-street parking along Coburg Road

2.0 PLANNING POLICIES

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2.1 The application site is within an area of 'Predominantly Residential' under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998, hereafter referred to as the Ramsey Local Plan. The site is not within a Conservation Area.

2.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:-

2.3 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."

2.4 Residential Design Guide June 2021 - Section "DRIVEWAYS AND FRONT GARDENS"

3.0 PLANNING HISTORY 3.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.

4.0 PROPOSAL 4.1 The application seeks approval for the creation of a driveway and vehicular access. The works would involve the total removal of the front boundary wall/pedestrian gate creating a access 7.7m in width. The existing landscaping would be removed and replaced in the main by a paved hardstanding to create on site parking.

5.0 REPRESENTATIONS 5.1 Highways Services make the following comments (29.07.2021): "Coburg Road is subject to a 30mph speed limit, meaning a visibility splay of 43m is required. The application has provided a drawing of visibility splays of distances 2.4m by 52.5m south- west and 90m north-east. The splays as drawn do cross over third party land; however it appears if drawn correctly the splays would not drop below the required 43m. There are some concerns regarding the height of the pillars at the boundaries. Within the visibility splay area no obstruction can be over 1.05m in height. The pillars seem to exceed this height and would be within the visibility splay area.

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The alteration to the highway, in the form of creating a new access, will require a Section 109(A) Highway Agreement to be made post planning consent.

The driveway dimensions at its shortest points are 7.1m x 5.5m. The length of 5.5m just meets the minimum parking requirement and the width of 7.1m is suitable for double garage driveway parking and pedestrian access. The dwelling has a ground level window to the front. The applicant should consider some protection for this window if vehicles are to be frequently backing up towards it.

Highway Services request the additional information of the pillar heights that flank the proposed access. And, if they are to exceed 1.05m in height, an alteration to the proposal to lower the pillars to ensure full visibility is achieved.

Recommendation: Request additional information/revisions."

5.2 Highway Services also made the following comments (06.08.21)): "The plans and photographs submitted with the application suggest that the new private driveway will fall toward the existing public highway. No drainage arrangements have been shown that would intercept surface water runoff from the driveway before it drained onto the public highway. This would contravene Section 58 of the Highway Act 1986 and guidance contained in Chapter 16 of the Manual for Manx Roads.

Recommendation: DEFER pending further information with regard to private drainage arrangements for the driveway."

6.0 ASSESSMENT 6.1 The key issue in this case is the potential visual impact of the proposed works to the street scene and the potential impact upon existing on street parking.

Potential visual impact to the street scene 6.2 Generally the Department seeks that at least 50% of the lawned/landscaped areas are preserved to ensure frontage of properties are not totally hard surfaced, which can result in the appearance of frontages of properties being essential car parks adversely impacted the visual amenities of the street scenes and the individual property. In this case, the proposal would result in all or the majority of the front area being paved and the removal of the front boundary wall which is a traditional form, which separates the property from the highway. The proposal also reduces significantly the opportunity for any landscaping which has a beneficial impact upon the visual amenities of the street scene and the individual property.

6.3 Further, Section 6.3 of the Residential Design Guide indicates that:

"Front gardens provide an important physical boundary between a dwelling and the public realm. They can enhance the privacy of a dwelling, as well as filtering out the noise and air pollutants produced by pedestrians and motorised traffic. Front gardens with perimeter walls, hedges or fences can offer safer spaces in which children can play and they often contribute to the natural habitat of wildlife. Urban green space has a positive effect on health and wellbeing, by enhancing sensory and aesthetic awareness."

6.4 Accordingly, this proposal would result in exactly what the Department seeks to prevent. The proposal would be contrary to the Residential Design Guide, but also General Policy 2 (b), (c) & (g).

Potential impact upon existing on street parking 6.5 Furthermore, the proposal would potentially have a net loss, or at least no gain in parking in the area, given the size of the access and the resulting loss of off street parking due

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to the new access which could result in at least 2 and maybe 3 off street parking spaces (depending on how cars are parked at a time).

7.0 CONCLUSION 7.1 Overall, it is considered the proposal would fail to comply with the relevant policies of General Policy 2 (b), (c) & (g) of the Isle Of Man Strategic Plan 2016 and the Residential Design Guide 2021 therefore it is recommended that the application be refused.

8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made: Refused

Date: 26.08.2021

Determining officer

Signed : J SINGLETON Jason Singleton Principal Planner

Customer note

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