**Document:** Planning Officer Report Recommendations **Application:** 13/00091/B — Creation of hard-standing and vehicular access to rear of property **Decision:** Permitted **Decision Date:** 2013-03-13 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/3933-braddan-2-marathon/documents/1287965 --- # Planning Officer Report Recommendations ## Planning Officer Report And Recommendations [Table omitted in markdown export] Case Officer: Mr Chris Balmer Photo Taken: 11.02.2013 Site Visit: 11.02.2013 Expected Decision Level: Officer Delegation ## Officer's Report ### 1.0 The Site 1.1 The site is the residential curtilage of 2 Marathon Avenue, Douglas which is a two storey detached property located along the south-eastern boundary of Marathon Avenue and north of Princes Road. To the rear of the property is a rear access lane which provides access onto Princes Road, to three neighbouring properties (Hillcroft, Cherrihurst and Inglenook) and provides off street parking provision (disc zone). 1.2 A small section of the rear boundary (Manx stone wall with pedestrian access) of the site fronts onto the rear access lane. ### 2.0 The Proposal 2.1 The application seeks approval for creation of hard-standing and vehicular access to rear of property. The proposal would involve the demolition of the existing pedestrian access and the majority of the rear Manx wall to create a rear vehicular access 4.5 metres in width. The access would serve a new area of hardstanding which would include the erection of retaining walls have a depth of 7.3 metres and a width of 4.3 metres. ### 3.0 Planning Policy And Status 3.1 The site lies within an area designated on the Douglas Local Plan of 1998 as Predominantly Residential. The site is not located within a Conservation Area. 3.2 Due to the zoning of the site, and the nature of the proposed development, the following planning policies are relevant in the consideration of the application: 3.3 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." ## 4.0 Planning History 4.1 The site has been the subject of various applications for alterations and extensions, none of which is relevant to the consideration of this application. 4.2 Conversion of existing garage to living accommodation, erection of an attached replacement garage with rooms over on side elevation, installation of roof light to rear and creation of an additional access onto highway - 04/00378/B -APPROVED #### 4.3 Extension to dwelling - 99/01638/B - APPROVED 5.0 REPRESENTATIONS 5.1 Highways Division does not oppose subject to the imposition of the following condition: "the applicant shall contact Network Operations Section of DOI prior to carrying out any works within highway, inc the installation of dropped kerbs. Tel: 686665." #### 6.0 Assessment 6.1 The main issue to consider is whether the proposed works would have an impact upon the visual amenities of the street scene. The removal of the small section of rear Manx walling would be the aspect most apparent from Princes Road. In terms of visual impact the proposal would not have any significant impacts upon the visual amenities of the street scene. 6.2 The proposal would also provide two off road parking spaces in an area which appears to have a significant requirement for on-street parking. The proposed two on-site parking spaces would ease the requirement of the occupants/visitors of this property for on street parking. #### 7.0 Recommendation 7.1 Overall, it is considered the proposal would comply with the Isle Of Man Strategic Plan therefore it is recommended that the application be approved. #### 8.0 Party Status 8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status: Douglas Corporation 8.2 The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. ## Recommendation Recommended Decision: Permitted Date of 07.03.2013 Recommendation: ### Conditions and Notes for Approval / Reasons and Notes for Refusal ### C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : 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 creation of hard-standing and vehicular access to rear of property as proposed in the submitted documents and drawing 01 received on 28th January 2013. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made : Permitted Date : Determining officer (delete as appropriate) Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager --- *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/3933-braddan-2-marathon/documents/1287965*