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Application No.: 22/00215/B Applicant: Mr Robert Crennell Proposal: Resurfacing of existing hardstanding and creation of vehicular access (retrospective) Site Address: 22 Ellan Park Ramsey Isle Of Man IM8 3NS Principal Planner: Mr Chris Balmer Photo Taken: 20.07.2022 Site Visit: 20.07.2022 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 26.07.2022
C : Conditions for approval N : Notes attached to conditions
C 1. Within one month of the decision being final details shall be submitted in writing to the Department for approval which demonstrate how surface water runoff from the new drive will be prevented from running onto the adjacent public highway and these approved details shall be completed prior to the occupation of the driveway by any vehicular (excluding construction vehicles) and retained thereafter.
Reason; In the interests of surface water runoff and highway safety. This application has been recommended for approval for the following reason. It is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan and Residential Design Guide. Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 24.02.2022.
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
1.0 SITE - 1.1 The site represents the existing residential curtilage of 22 Ellan Park, Ramsey which is a mid-terraced two storey properties located to the north of Ellan Park and south of Alkest Way. The property appears double frontage with a main front elevation (south elevation) only has a pedestrian access with no parking fronting it as there is an area of public open space in front of the property. While to the rear again there is a doorway. Until recently it appears this rear area was hard surfaced with a number of sheds and a high fence along the boundary with Alkest Way. The main amenity space to the property fronts the south elevation of the dwelling.
2.0 PLANNING POLICIES - 2.1 The application site is within an area of 'Predominantly Residential' under 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:
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 resurfacing of existing hardstanding and creation of vehicular access (retrospective). The new access would have direct access onto Alkest Way.
5.0 REPRESENTATIONS - 5.1 Highway Services make the following comments (23.03.2022): "This application was submitted retrospectively after works to alter the frontage were started 01/06/2021.
The application form appears to suggest the proposed arrangement was discussed with and agreed to with Highway Services; however, this has not been the case. The applicant has proved visibility splays from a 2.4m setback. The dwelling is located within a 20mph residential area at the end of a road that would otherwise be a cul-de-sac apart from a paved narrow access to Balleigh Park. For this reason, and the likelihood of on-street parking within the turning head, vehicular movements are expected to be very low speed. In this instance, it would have been acceptable to use a 2m setback. Visibility to the left on exit has been provided at 17m, however from a 2m setback this would extend close to the Manual for Manx Road's requirement of 25m. To the right on exit, visibility has been drawn to a maximum extent of just under 10m. In reality visibility achievable in this direction is across most of the turning head apart from a section that bends away from the site. Given the location of the new access and the vehicular movements expected around it, the visibility achievable is acceptable to Highways.
The new hardstanding is 5.8m wide making it 0.2m short of the Manual for Manx Roads minimum requirement for a double driveway space and pedestrian access. However, the applicant has identified that the proposal is only creating one off-street parking space and it is sufficient in width to also provide pedestrian access to the dwelling. The hardstanding is approximately 7m in length which is sufficient for a driveway parking space. The surface material has been indicated as tarmac, this is acceptable for Highways.
The works shown have altered the highway by creating an access and a dropped crossing. This will require a Section 109(A) Highway Agreement to be made.
The plans submitted show no drainage channels or indication of how surface water is to be intercepted if it is to run onto the highway. Surface water run-off cannot be discharged onto the highway. The drainage arrangements must be agreed to be Highways Drainage for this application.
The proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services Development Control raises no opposition to the proposal subject to all access arrangements to accord to Drawing titled 'Pre-Development & Existing Plans and Elevations'.
The Applicant is advised that a S109(A) Highway Agreement is needed after the grant of planning consent.
Recommendation: DNOC"
5.2 Highway Services Drainage comment (24.03.2022): "From the site plan provided it is impossible to determine whether or not the driveway falls toward the public highway. If it does, then no measures have been shown that would prevent surface water runoff from it draining onto the highway. This would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.
Recommendation: Additional information required with regard to the direction of fall of the private driveway."
5.3 Ramsey Commissioners do not object (17.03.2022).
6.0 ASSESSMENT - 6.1 The key issue in this case is the potential visual impact of the proposed works to the street scene. - 6.2 Generally the department seeks that at least 50% of the lawned/landscaped (as per the Residential Design Guide) 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. - 6.3 Initial this was a concern. However, this property is unusual in that it has no off street parking provision of its own and relies on street parking in the area. Originally, a hedgerow (approx 2m in height) enclosed the site. The issue with this type of double frontage property is that one of the elevation generally requires to have parking provision. This is the only elevation of the property that can accommodate any such parking, given the POS space to the south elevation of the site. - 6.4 It is noted the other properties in the terrace (except for Nr 22) have existing parking which is layout differently and therefore the likelihood or the rest of the terrace proposing the same works and resulting in the concern of the street scene resulting in a larger parking area is reduced. - 6.5 Further, the parking spaces would not result in a net loss in parking in the area which can sometimes occur. In this case two spaces could be provided for the loss of one on-street parking space. There3fore this proposal would have this benefit. - 6.6 Overall, while there is some concern, it is considered for the given the proposal would be acceptable.
7.0 CONCLUSION - 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan and Residential Design Guide therefore it is recommended that the application be approved.
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:
8.2 The decision maker must determine:
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: 27.07.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
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