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21/01420/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01420/B Applicant : Mr & Mrs Lance Lindenberg & Maretha Tomlinson Proposal : Creation of vehicular access & off street parking Site Address : 26 Ballabrooie Way Douglas Isle Of Man IM1 4EN
Enforcement/Planning Assistant: Ms Charlotte Gatt Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 25.01.2022 __
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.
N 1. The developer would need to enter into a Section 109A Highway Agreement in order to undertake works on the existing highway.
This application has been recommended for approval for the following reason. The planning application complies with General Policy 2 (b), (c), (g), (h) and (i) of the Isle of Man Strategic Plan 2016 and is therefore approved.
Plans/Drawings/Information; This planning application, hereby approved, relates to documents and drawings titled; Location Plan and Existing and proposed plans (1610-3) both recorded as being electronically recieved by the Department on 24th November 2021. __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE SITE
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1.1 The application site is the residential curtilage of No. 26 Ballabrooie Way, Douglas, an end terraced property situated around halfway along Ballabrooie Way and on the northern side of the road.
1.2 The existing property has a narrow but long modest size garden with an existing integral single storey outlet on the rear elevation.
1.3 The adjacent property benefits from off road parking leading up to the existing garage; similarly with properties to the east where the terrace detaches again, the adjacent dwelling shares a concrete driveway for the parking off vehicles leading onto the properties garages, with space for four cars (2 cars per property).
THE PROPOSAL 2.1 The applicant proposes to remove the existing low boundary wall to the front of the property to create an access for the parking of 2 vehicles, and replace the grassed area with block paviors.
2.2 The application would maintain around two thirds of the landscaped garden to the front elevation, and it is proposed to retain the existing pillars and gates to a height of 740mm.
PLANNING POLICY 3.1 The application site is within an area zoned as Predominantly Residential on the Area Plan for the East 2020. The property does not lie within a Conservation Area and is with in an area identified as having High Flood Risk.
3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant to the assessment of this current planning application.
General Policy 2 states:
...(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, 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);
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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
PLANNING HISTORY 3.1 There is a concurrent applicant that has been received within the Department; 21/01419/B for a ground floor extension of the dwelling. The application includes the demolition of the existing outlet, with the erection of a replacement rear extension. The application is yet to be determined.
REPRESENTATIONS 5.1 There are no comments from neighbouring properties at the time of writing.
5.2 Douglas Corporation have commented and have no objection to the proposal (10.12.2021).
ASSESSMENT 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
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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 footpath for pedestrian access. An area will be created for the parking of two vehicles on the driveway. This will reduce the need for on street parking for the applicants, improving the situation for themselves and also neighbouring residents. The creation of the vehicular access/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 It is considered that the proposal will not have a detrimental impact on highway safety in terms of visibility. Sight lines have been provided which show a suitable visibility of 35m both to the east and west.
6.3.2 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 site.
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 around 50% of the front lawn to the south east of the property boundary.
6.4.2 The existing driveway entrance is basic in terms of finish, with a small wall on the boundary to the front of the property and proposal for a block paved driveway leading to the rear lawned garden. The landscaped area of grass to the west of the footpath would be fully removed and replaced with block paving running around the side of the building to the north and the existing low boundary wall where the access is proposes is be removed in part and made good so to 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.
6.4.5 The adjacent property benefits from off road parking leading up to the existing garage; similarly with properties to the east where the terrace detaches again, the adjacent dwelling share a concrete driveway for the parking off vehicles leading onto the properties garages, with space for four cars (2 cars per property). The development of the planning application would be in character with the surrounding area, and the development is therefore considered acceptable.
CONCLUSION 7.1 It is concluded that the planning application complies with General Policy 2 (b), (c), (g), (h) and (i) of the Isle of Man Strategic Plan 2016 and is therefore recommended for approval __
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 : Permitted
Date: 26.01.2022
Determining officer
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Signed : C BALMER
Chris Balmer
Principal Planner
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