**Document:** Officer Report **Application:** 16/00907/B — Widening of existing vehicular access **Decision:** Permitted **Decision Date:** 2016-09-20 **Parish:** Malew **Document Type:** report / officer_report **Source:** https://planningportal.im/a/20581-malew-rose-cottage/documents/1005102 --- # Officer Report **Application No.:** 16/00907/B **Applicant:** Mr Warwick Bartlett **Proposal:** Widening of existing vehicular access **Site Address:** Rose Cottage 28 Bowling Green Road Castletown Isle Of Man IM9 1EB Case Officer : Mr Edmond Riley **Photo Taken:** 24.08.2016 **Site Visit:** 24.08.2016 **Expected Decision Level:** Planning Committee ## Officer’s Report THIS APPLICATION IS BROUGHT BEFORE THE PLANNING COMMITTEE AT THE REQUEST OF THE INTERIM DIRECTOR OF PLANNING & BUILDING CONTROL. 1.0 THE APPLICATION SITE - 1.1 28 Bowling Green Road is a two-storey dwelling attached to both its neighbouring dwellings but owing to the difference in design of the three dwellings would probably not be considered a typical 'terrace'. No.28 has prominent, two-storey bay windows whereas no.30 to the northeast has none and no.26 to the southwest has similar features but has an additional third storey. - 1.2 All are set back slightly from the highway and are bounded to it by an attractive collection of dwarf walls and hedging; the application site itself also benefits from some off-road parking in front of its attached garage to the west of the site. Prominent and attractive pillars sit either side of the highway access, which is 3.3m in width; either side of the pillars are short sections of walling. 2.0 THE PROPOSAL - 2.1 Full planning approval is sought for the widening of the access to 5.5m. The existing pillar at the southwest of the site would be removed and rebuilt here, with the result that the section of wall to this part of the site would be removed. The existing hardstanding providing the parking for the dwelling is already filling that part of the site and so no change is proposed here. 3.0 PLANNING HISTORY - 3.1 The site has been the subject of a number of previous applications for extensions, alterations, replacement windows and the erection of fencing but none of these is considered specifically material to the assessment of the current proposal. PA - 3.2 Elsewhere on Bowling Green Road, PA 13/90940/B was submitted at a dwelling further to the southwest for a similar proposal as that under consideration here. The case officer noted that the retention of much of the front wall was welcome while the clear highway safety improvement in terms of additional visibility - along with the lack of objection from Highway Services - was noted. That application was approved under delegated authority. 4.0 THE DEVELOPMENT PLAN - 4.1 The application site is located within an area designated as Residential Use on the Area Plan for the South; it lies outwith the Castletown Conservation Area. - 4.2 The relevant planning policy from the Isle of Man Strategic Plan 2007 is General Policy 2, which states (in part): "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: - (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; - (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." 5.0 REPRESENTATIONS - 5.1 Highway Services sought deferral of the application in comments received 26.08.2016: "The proposal is to widen an existing driveway. The driveway has gateposts over 2m high that may interfere with visibility for vehicles exiting. "A drawing is required indicating that visibility of 2m x 40m can be provided at a height of 1.05m "Highway Services request that the application is deferred until it has been demonstrated that the visibility can be provided." 5.2 Castletown Commissioners have not responded to the application. 6.0 ASSESSMENT - 6.1 As often with applications like these, the planning balance lies in the highway safety improvement relative to the impact on the streetscene. - 6.2 In respect of the latter issue, it is considered that the stretch of wall that would be lost under the proposal sits somewhat 'apart' from the other walls in the area and, while it remains a valuable and attractive part of the highway's boundary treatment, it is not in itself worthy of protection. Moreover, the boundary treatment along Bowling Green Road is defined more by dwarf walling and railings than by higher-level walls such as this. Accordingly, the prominent, strong, and attractive frontage would be retained under the proposal, and it is considered that the visual impact arising from the proposal is acceptable. - 6.3 It is not immediately understood why an additional drawing demonstrating achievable visibility has been sought by Highway Services. The visibility splay can be calculated from the proposed site plan, and although it is really very limited (2m by 3.4m in both directions), it is also a clear improvement over the existing situation albeit that no existing site plan has been provided so an exact figure cannot be given. However, as noted, the simple widening of the existing access as proposed, even with the retention of the two, high pillars, clearly results in additional visibility. Therefore, the proposal also results in an improvement in highway safety terms. 7.0 RECOMMENDATION - 7.1 In this case, the 'planning balance' between the highway safety improvement and impact on the streetscene is rather less balanced than is sometimes the case. The loss of the wall is not particularly unfortunate while the widened access represents a clear increase in achievable visibility. Accordingly, it is considered that the proposal complies with the relevant parts of General Policy 2 and is recommended for approval as a result. 8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: - o The applicant, or if there is one, the applicant's agent; - o The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; - o The Highways Division of the Department of Infrastructure; and - o The local authority in whose district the land the subject of the application is situated. With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order. Recommendation Recommended Decision: Permitted Date of Recommendation: 05.09.2016 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. The development hereby approved relates to Drawings 1607-001 and 1607-002, both date-stamped as having been received 2nd August 2016. I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority. Decision Made : Permitted Committee Meeting Date: 19.09.2016 Signed : C BALMER Presenting Officer Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report). Signatory to delete as appropriate YES/NO ## Customer note ## This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of ouronline services/customers and archive records. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/20581-malew-rose-cottage/documents/1005102*