14 November 2022 · Delegated - Principal Planner (Jason Singleton)
9, Western Avenue, Douglas, Isle Of Man, IM1 4ep
The site is the front garden of a semi-detached house on Western Avenue, a cul-de-sac in Douglas, set back 5.3m from the highway with low boundary walls and existing grassed areas. The proposal involves removing part of the boundary wall and grass to install block paviors for tandem parking of two vehicles, retaining 5…
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The officer assessed the proposal against character/appearance, finding it acceptable as it retains 52.6% (20sqm) of the front garden as grass, below the Residential Design Guidance 50% hard surfacing…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design/landscaping (b), not adversely affect townscape character (c), resident amenity/locality character (g), provide safe access/parking (h), and not impact road safety/traffic (i). Officer found proposal compliant as it retains over 50% garden, fits street scene with precedents, ensures safe access, and gains DOI approval.
Environment Policy 42 - character and need to adhere to local distinctiveness
New development in settlements must reflect local character/identity in buildings/landscape features. Assessed as acceptable given retention of grass/hedging and match to neighbouring hardstandings.
Strategic Policy 3
Protect/enhance town character via local materials/design (b). Proposal aligns as it uses block paviors consistent with local driveways without harming appearance.
Transport Policy 6 - Equal weight for vehicles and pedestrians
Pedestrian needs given equal weight to other road users in design. Compliant due to retained pedestrian access, DOI approval, and no safety issues.
Time limit
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.
Access and parking details
Prior to the development hereby approved being brought into use, the access and parking areas (including visibility) shall be carried out in full accordance with the details shown on Drawing Nos. 2208 - WA - 201-A and 2208 - WA - 200-C, and retained as such thereafter. Reason: in the interest of highway safety.
No opposition subject to condition for access and driveway layout per Drawing 200 Rev B; advises s109(A) Highway Agreement for kerb drop and EV charging consideration.
Proposal meets requirements.
Highways Development Control raised no objection subject to a condition that the access and driveway layout matches Drawing 200 Rev B, noting the proposal is acceptable with minor amenity reductions. Highways Drainage initially objected due to insufficient surface water drainage information but later confirmed requirements satisfied.
Key concern: Insufficient information relating to the control of surface water which should be prevented from running down and across the public footpath or highway
Highways Development Control
Conditional No ObjectionThe proposal is acceptable from the highway viewpoint; Visibility splays of 2.4 x 43m in each direction more than suitable for the location; Driveway length is just sufficient for two vehicles to meet the IOM Strategic Plan car parking minimum standard; Accordingly, Highways Development Control raises no opposition subject to a condition for the access and driveway layout to meet that depicted on Drawing 200 Rev B; Recommendation: DNOC
Conditions requested: access and driveway layout to meet that depicted on Drawing 200 Rev B; Driveway surfacing to be consolidated and bound; Provision of a catch drain to accommodate surface water drainage to ensure its containment within the site
Highways Drainage
ObjectionThis would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads
Conditions requested: Please provide additional information to demonstrate surface water runoff will not drain onto the public highway
Highways Drainage
No ObjectionFurther to my letter of 22nd August we have had communication with Andrew Bentley who has satisfied our requirements; Satisfactory Responded 26/09/22
Highways Development Control
No CommentThe Applicant to consider the installation of an electric vehicle charging point
Conditions requested: The Applicant to consider the installation of an electric vehicle charging point
