Officer Planning Report Recommendations

Planning Report And Recommendations {{table:205367}} ### Considerations {{table:205365}} ### Written Representations ### Consultations {{table:205366}}

Officer's Report

THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises the curtilage of a semi-detached dwelling that is located on Sunningdale Drive in Onchan. The proposed development comprises the widening of the vehicular access to create additional parking provision on the application site.

Planning History

The application site has been the subject of one previous planning application that is considered specifically material to the assessment of this current planning application:

Planning application 07/00798/B sought approval for the widening of the access onto the highway. This previous planning application was considered and approved on the 6th June 2007, with the approval decision notice issued on the 12th June 2007.

Representations

Onchan District Commissioners recommend that the planning application be approved.

The Department of Transport Highways Division do not oppose the planning application.

Planning Policy

In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Onchan Local Plan. Policy O/RES/P/21 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan states:

"Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property."

In terms of strategic plan policy, 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."

Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 states "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

Assessment

The planning application seeks approval for the widening of the vehicular access to create additional parking provision on the application site. Planning approval is sought retrospectively as the works have already been undertaken and the planning application is the result of a planning enforcement investigation. Case law has established that a planning application being made retrospectively should neither advantage nor disadvantage its assessment. Development undertaken without planning approval is done so at the applicant's own risk, with the effect that retrospective planning applications should be assessed as if no development had occurred.

The approval of previous planning application 07/00798/B granted approval for a 4.3 metre widening of the driveway access onto the adjacent highway. This current planning application seeks to extent that driveway to the site boundary, as shown in the photographs contained on the application file. In terms of impact this increase in width of the driveway has a relatively modest impact on the public and private amenity of the surrounding area. Furthermore, given that it provides an increased are for on-site parking provision the proposal should help reduce on-street parking within the area. As such, the proposed development suitably accords with the provisions of policy O/RES/P/21 of Planning Circular 1/2000 and General Policy 2 of the Isle of Man Strategic Plan 2007.

It is recommended that the planning application be approved.

Party Status

It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Onchan District Commissioners; and The Department of Transport Highways Division.

Recommendation

Recommended Decision: Permitted

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 location plan, site plan and photographs date stamped the 10th December 2008.

N 1. The applicant is advised to contact the Network Operations section of the Department of Transport (686665) to discuss carrying out any works within the highway, including the installation of dropped kerbs.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005

Decision Made: _________________ Committee Meeting Date: 30/1/09

Signed: _________________________ Presenting Officer

Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate

YES/NO