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22/01004/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/01004/B Applicant : David Humphrey Proposal : Extension of access road and alteration of plot boundary Site Address : 43 Raad Roagan Peel Isle Of Man IM5 1DY
Planning Officer: Mrs Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 22.09.2022 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. 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.
This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 and Transport Policy 7 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 12th August 2022; o Drawing No. A35_APL_01 o Drawing No. A35_APL_02 o Drawing No. A35_APL_03 __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE
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22/01004/B Page 2 of 3
1.1 The application site is within the curtilage of 43 Raad Roagan, Peel which is a three bed semi detached property situated to the South of Field 314538, which is situated South of Ballatessan Meadows, Peel.
1.2 The property and the estate is currently being built.
THE PROPOSAL 2.1 The current planning application seeks approval for the alteration to the front of the property to create a road extension. The proposal will alter No.43 Raad Roagan's front garden and driveway by reducing the overall plot size and will also create a section of Private Open Space, which will stay within the land owner's ownership.
PLANNING HISTORY 3.1 The below applications are relevant in the assessment of this application;
PA19/01155/B - Development of 47 dwellings with associated public open space, highway and drainage infrastructure - Permitted
PA20/01323/MCH - Minor Change application to PA 19/01155/B involving alteration of location of door from side elevation to rear elevation and repositioning of rear utility room window on 9 dwellings (plots 5, 6, 10, 15, 16, 34, 35, 46 & 47) and change in position of rear utility room of plot 44 - Permitted.
PA21/00024/B - Erection of 15 detached dwellings (amendment to PA 19/01155/B) - Permitted.
PLANNING POLICY 4.1 The site lies within an area zoned as Predominantly Residential on the Peel Local Plan 1989 Map. The property is not within a Conservation Area or a Flood Risk Zone.
4.2 Given the nature of the proposal the most relevant Strategic Policy is General Policy 2 which sets out detailed "development control" considerations followed by Transport Policy 7 in accordance with Appendix 7 which sets out acceptable parking standards.
4.3 The recently released Residential Design Guidance 2021 is also a material consideration particularly those parts in respect to alterations to front driveways.
REPRESENTATIONS 5.1 The following representations can be found in full online, below is a short summery;
5.2 Highway Services have considered the proposal and state "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised that any S4 Highway Agreement would require alteration on extending the street for road adoption purposes." (1.09.22)
5.3 No comments have been received from Peel Commissioners at the time of writing this report.
ASSESSMENT 6.1 The main issues to considered in the assessment of this planning application is whether there is an impact upon the existing public space and whether the proposed alterations will compromise the existing parking spaces available to No.43 Raad Roagan.
6.2 Firstly with regards to the Public Open Space, when looking at the Section 13 agreement upon PA19/01155/B, the space to the North and South of the site, are not within the proposed Public Open Space and as such have not been taken into account when it came to the Section
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22/01004/B Page 3 of 3
13. This means that the proposed alteration should only affect No.43 Raad Roagan and not the Public Open Space requirement.
6.3 Turning towards the proposed works to the parking arrangements of No.43 Raad Roagan. The proposal will remove the existing turning circle to the end of the property, whilst this will be removing some of the parking available on site, there will still be two parking spaces available to No.43 Raad Roagan, which means that it complies with Transport Policy 7 in connection with Appendix 7.
CONCLUSION 7.1 The proposed alteration to the front boundary of No.43 Raad Roagan to create an extended road and Private Open Space, is deemed acceptable and complies with General Policy 2 and in turn the Residential Design Guidance 2021 and Transport Policy 7.
INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
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: 29.09.2022
Determining officer Signed : J SINGLETON
Jason Singleton
Principal Planner
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