Officer Planning Report

Planning Report And Recommendations {{table:104072}} {{table:104073}} {{table:104074}} ### Considerations ### Written Representations Mr & Mrs K W Abbott<br/> J And P Cullen<br/> R Taylor ### Consultations

Officer's Report

The application seeks approval in principle for the erection two residential units to replace an existing dwelling on New Road, Laxey.

The submission includes illustrative design, which shows two dwellings with a central courtyard and access arrangement. I consider that this illustrative design is generally acceptable, fitting in with the existing surrounding dwellings.

There a number of objections from the surrounding area. Their concerns include loss of light, traffic safety, flooding, drainage, construction issues and impact on property value. The DoT has objected on the grounds that adequate sight lines cannot be provided and that the development would therefore be contrary to the interests of road safety. The applicant’s agent has responded to this objection by stating that the proposal greatly improves the existing situation, would look to move various existing obstructions and advises that they would expect to discuss the matter further at the full application stage. Whilst I do not readily accept the other objections to be sufficient to warrant refusal I do consider that satisfactory access is a matter that needs to be suitably addressed by the approval in principle. In this instance it is apparent that appropriate visibility cannot be provided and as such I have to recommend that the planning application be refused. I would suggest a note advising that an application demonstrating appropriate sight lines may be acceptable.

Recommendation

Recommended Decision: Refused

Date of Recommendation: 13.06.2005

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

R 1. The application fails to demonstrate that appropriate sight lines and visibility splays can be provided for the proposed development. As such the Planning Committee has to conclude that the proposed development would result in vehicles emerging from the site onto the highway in a manner contrary to the interests of highway safety.

• 1. This decision is without prejudice to any subsequent application that demonstrates the ability to provide appropriate sight lines and visibility splays for the application site. Any such demonstration should include details of obstructions to visibility that are to be altered and details of any agreements to undertake any such alterations.

Decision Made : ... Committee Meeting Date : ...