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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/01232/B Applicant : Mr David & Mrs Christine Callister Proposal : Alterations to existing vehicular access and driveway Site Address : 28 Harcroft Avenue Douglas Isle Of Man IM2 1PD

Enforcement/Planning Assistant: Ms Charlotte Gatt Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 03.12.2021 __

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

C 2. The existing road drainage shall be retained unless it is replaced with an alternative scheme which is in accordance with details which have first been approved in writing by the Department.

Reason: to ensure that the drive does not cause surface water issues for the adjacent highway.

C 3. The access hereby approved shall be provided in accordance with the approved details before the amended driveway is brought into use and retained as such thereafter.

Reasons: to ensure that the access is provided in accordance with the approved details in the interests of highway safety.

N 1. The alteration to the highway, in the form of dropping kerbs (extension), will require a Section 109(A) Highway Agreement to be made post planning consent.

This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016, and the Residential Design Guide 2021 and is therefore considered acceptable.

Plans/Drawings/Information;

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This decision hereby approved relates to drawings and documents submitted to the department titled; Planning Statement, Site Plan, Location Plan, Existing Site Plan, Proposed Site Plan and Visibility Splays all recorded as being electronically received by the Department on 22nd October 2021. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE 1.1 The application site is a two storey semi-detached dwellinghouse, the residential curtilage of No. 28 Harcroft Avenue. The property sits midway on the northern side of the road. There is a tarmacked single car driveway at the front of the house sloping away from the property and towards the road. 1.2 To the north-east of the garden there is an area of landscaped grass, around two thirds of the width of the whole front garden. There are couple of small shrubs and bushes in the garden, and one small palm tree within the landscaped area. 1.3 The site is located within an established residential area.

2.0 THE PROPOSAL 2.1 Full planning approval is sought to widen the existing driveway from 3.0m to 6.7m in width. The current driveway comprises a tarmac surface, and the proposed widening will be carried out with a similar finish. 2.2 Plans have been provided to show 65m+ sight lines to the east and 7.15m to the west of the property.

3.0 PLANNING POLICY 3.1 The site is zoned as predominantly residential in the Area Plan for the East 2020. The site is not within a Conservation Area. The Isle of Man Indicative Flood Maps - Surface Water Flood Risk classifies the area as having no risk of flooding.

3.2 The Isle of Man Strategic Plan 2016 contains General Policy 2 which 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: ... (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; ... (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..."

3.3 The Residential Design Guide 2019 contains the following guidance;

6.3.4 Proposals which result in the loss of more than 50% of the existing front lawned/landscaped garden will not normally be supported, to ensure the character of the street scape is retained and avoid frontages of properties appearing as one large car parking area,

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detrimental to the appearance of the street scene and to the outlook of residents. It is important that the design of a driveway maintains a balance between hard and soft landscaping and contributes positively to the street scene. Proposals are unlikely to be supported where they do not meet the following guidelines: o the area intended for the driveway should be the minimum space necessary (see the Manual for Manx Roads); o where possible, the impact of the driveway is lessened by retaining mature trees and shrubs and/or creating areas of new planting (for example, a planted strip or hedge between the vehicular and pedestrian access can help to break-up the appearance of the hardstanding whilst planting around the fringes of the driveway can also be used to good effect and may be used to help screen the vehicle); o if an opening is made in an existing wall, fence or other boundary feature, the ends should be made good with matching or sympathetic materials (i.e. pillars); o where possible, separate pedestrian access should be retained/provided (existing gates should normally be retained and any new gates should not open out over the highway); o any new gates, walls, fences or other boundary features should reflect the traditional style of the local area; o consideration should be given to a strip of grass or gravel placed in the centre of the hardstanding can hide leaked oil and maintain the look of a front garden; and o parking spaces should be avoided directly in front of any Primary Window as the resulting outlook can be undermined by the presence of parked cars.

6.3.7 Consideration needs to be given to the movement of people and vehicles entering and leaving the driveway/access. The following advice should be considered: o to allow good visibility splays for cars leaving the driveway, vegetation or other features such as gates, pillars and walls should not be over 1m high within the required visibility splay (See Manual for Manx Roads to determine required visibility splay); and o cars should not overhang the pavement, should not block the entrance to the dwelling and a clear pathway should be provided at the entrance to the dwelling.

6.3.8 It is an offence under the Highways Act 1986 to carry out any works (i.e. creation of a new access, altering an existing access and dropping a kerb etc) within the public highway without permission of the Department of Infrastructure and no construction work affecting the highway can commence until a Section 109A Agreement (separate from a planning application

• without this agreement the works approved by the planning application cannot be carried out) has been signed.

4.0 PLANNING HISTORY 4.1 The application site has not be subject to any previous planning applications.

5.0 REPRESENTATIONS 5.1 All representations can be read in full online.

5.2 No comments from neighbouring properties at the time of writing.

5.3 Highway Services provide the following comments (22.10.2021); "The proposal to widening the existing access and extend the dropped crossing of the footway is acceptable from the highway viewpoint for the most part. It would widen the parking area from 3.0m to 6.7m on removal of the boundary treatment. This width is more than adequate for the two parking spaces and shared use between vehicles and pedestrians. The exit visibility splay is acceptable at 2.4 x 65m to the left and 71.5m in the right exceeding requirements for the 20mph speed limit of 25m in each direction. The extended area must be finished in a compacted and bound material. A separate technical review is necessary as part of s109(A) Highway Agreement after grant of any planning consent."

Recommendation: DNOC."

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6.0 ASSESSMENT 6.1 The main issues in the consideration of this application are: o Impact for users of the site o Highway safety o Impact on the visual appearance of the application site

6.2 Impact for users of the site. 6.2.1 The proposal would maintain the existing tarmac area for the parking of vehicles on the driveway and maintain the existing shared pedestrian access. The access would be widened by 3.7m, to create a larger accessible area than that of the existing use, this will reduce the need for on street parking for the Applicants, improving the situation for themselves and also neighbouring residents. The widening of the driveway will necessitate dropping of the nearside pavement and curb.

6.2.2 It is considered that the proposal is acceptable in regard to this issue.

6.3 Highway safety. 6.3.1 The proposal to the access arrangement does represent an increase in visibility compared to the existing. It is considered that the proposal will not have a detrimental impact on highway safety in terms of visibility.

6.3.2 Highways Services have advised the existing drainage must either be retained, or an effective alternative scheme provided on a satisfactory arrangement being drawn up and agreed with the Highway Services' Drainage team. Highway Drainage team will provide further comment.

6.3.3 The alteration to the highway, in the form of dropping kerbs (extension), will require a Section 109(A) Highway Agreement to be made post planning consent.

6.4 Impact on the visual appearance of the area. 6.4.1 The Residential Design Guide 2019 indicates not more than 50% of existing front lawned/landscaped garden be lost. The proposal would maintain 50% of the front lawn and soft landscaping/shrubs.

6.4.2 The existing driveway entrance in basic in terms of finish, with no wall and small bushes/shrubbery to the west of the tarmac. Part of the shrubbery would be removed and the driveway extension would be finished to match that of the existing and so comply with the design guide, in terms of the opening be finished.

6.4.3 It is considered that the proposal complies with General Policy 2 in regard to this issue.

7.0 CONCLUSION 7.1 It is considered that the proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016, and the Residential Design Guide 2021 and is recommended for approval.

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;

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(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 the Head of Development Management 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 : Permitted Date : 03.12.2021

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.