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The site represents the residential curtilage of an existing semi-detached property located on the western side of Cronk Road. On the eastern side of Cronk Road is the church hall associated with and behind St. Mary's Church which fronts onto Bay View Road. To the north of the application property is number 2, Daisy Bank and to the south is Cronk Lea which sits immediately alongside the road. The application site and the other half of the pair of properties is set back from Cronk Road by some 7m.
The site lies within an area designated on the Isle of Man Planning Scheme (Development Plan) Order 1982 as Existing Predominantly Residential use and on the draft Port St. Mary Area Plan of 2001 as Residential.
No planning applications have been submitted in respect of this site although there is a current application for alterations and extensions to the dwelling itself - PA 08/2183 which is pending consideration.
Proposed now is the creation of off-road parking through the removal of the existing roadside wall and the creation of an area between 4.8m and 5m deep and 5.5m wide in the front garden, to the south of the front door and alongside Cronk Lea. This will provide a minimum of 4.5m - 5.5m visibility to the south.
Port St. Mary Commissioners raise concern regarding visibility onto Cronk Road. and the lack of information regarding the structural impact of the works.
Department of Transport Highways and Traffic Division initially raised no objection but now object to the application on the basis that there is inadequate visibility and it would be safer to find an on-street parking space.
The provision of off street parking is generally welcomed by the Department. However, this must be in cases where there is satisfactory visibility and safety resulting from the proposed change. In this case, on-street parking results in a very congested streetscent visually and which is detrimental to road safety. There is a pedestrian footway on the western side of the road although this is narrow – little over a metre in places and the proximity of the parked vehicles combined with the fact that the cottages are in many cases built right up to the footway, this creates a very cramped environment for those using the footway.
The creation of two off street parking spaces as proposed will result in the loss of at least one on street space and the drivers of vehicles emerging from the site will have their visibility obstructed by both the gable of Cronk Lea and the presence of parked vehicles on both sides of the entrance. As such, the visibility for those emerging from the site is limited so much that it is considered that the proposed parking spaces would result in a less safe environment for other road users and pedestrians using the footway. The presence of parked vehicles will also obscure approaching pedestrians when the vehicle is being reversed into the parking spaces.
As such, it is considered that the provision of off road parking should, in this case, not be permitted.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Recommended Decision: Refused
Date of Recommendation: 25.02.2009
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1.
Whilst the provision of off road parking is generally welcomed by the Department, and in this case it is acknowledged that there is a lack of off road parking and a congested streets cene from on street parking, the provision of off road parking as proposed would result in severely limited visibility for the drivers of vehicles emerging from the site and limited visibility of approaching pedestrians by drivers both driving out or reversing into the proposed spaces. As such the benefit of the additional off-road parking space (whilst two spaces are proposed, there will be a loss of at least one on-street space to provide the access), is outweighed by the reduction in road safety in this case.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Refused Date: 26/2/09
Signed: [Signature] Senior Planning Officer
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