Officer Planning Report Recommendation

Planning Report And Recommendations {{table:539960}} ### Considerations {{table:539958}} ### Written Representations ### Consultations {{table:539959}}

Officer's Report

The Site

The application site is adjoining to an existing property at Tree Cassyn in Douglas which is situated 200m from the corner of Quarterbridge Road and Tromode Road.

Planning Status

The application site is within an area recognised as being within Predominantly Residential Use under the Douglas Local Plan. The Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. 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."

Planning History

The following previous planning applications are considered relevant in the assessment and determination of this application:

Case - PA 03/00100/A Approval in principle for the erection of a dwelling with garage to replace existing single garage Permitted

Case - PA 04/02347/B Erection of a dwelling - Permitted Case - PA 06/00772/R Alterations of a window position to approve dwelling - Permitted

The Proposal

The planning application seeks approval for the creation of a parking area and the retention of the existing wall. These are alterations to PA 04/02347/B as the type of wall and materials were inappropriate for the height of the wall. The wall would be constructed as a vertical stone faced wall which would be in-keeping with the appearance of the existing stone wall fronting the site and the carriageway on the opposite side of the road.

The parking bay would be with the retaining wall 1965 mm at its highest point. There would be a handrail to the side of the pathway along the retaining wall on the inside of the visibility splay. The height of the handrail will be 1100 mm .

Representations

The Department of Transport Highways Division have no objection subject to the visibility splays complying with Manx roads.

Douglas Corporation has no objection with the proposal.

Assessment

The application site is located within an area of existing predominantly residential use under the Douglas Local Plan. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policy identified earlier within the report (i.e. General Policy 2 of Isle of Man Strategic Plan 2007).

The proposed application respects the site and surroundings in terms of the scale, form and design as it provides satisfactory amenity standards, together with adequate parking spaces for two cars. The retaining wall would have reinforced concrete cavity, dense concrete with main vertical steel later mess which would be suitable for the height of the wall. A stone-faced wall would be in-keeping with

the character of the property, surrounding landscape and does not affect adversely the amenity of local residents or the character of the locality;

The visibility splay was of concern and after visiting the site the visibility splay of 1.05 m from 2 m from the edge of the road and with the length of the visibility splay ( 35 m either side of parking bay) is accordance with Manx Roads; this would be safe for cars to enter the traffic flow on the local highway.

Recommendation

For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted.

Party Status

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

The Department of Transport Highways Division Douglas Corporation

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 23.10.2008

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

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the submitted drawings 208-069-01, 208-069-02, 208-069-03, 208-069-04, 208-069-05, 208-069-06 and support letter and document all received on 12th August, 2008.

I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)

Decision Made : Permitted Date : Signed : Senior Planning Officer

23 October 2008 08/01582/B Page 4 of 4