**Document:** Officer Planning Report **Application:** 10/01113/B — Alterations to existing vehicular access **Decision:** Permitted **Decision Date:** 2010-09-27 **Parish:** Andreas **Document Type:** report / officer_report **Source:** https://planningportal.im/a/36660-andreas-kinleys-croft/documents/1356441 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The application site outlined in red on the location plan comprises the curtilage of an existing dwelling on the Bernahara Road in Andreas parish, close to the junction with Jurby Road. The Bernahara Road is a minor road (B14) which runs from Lezayre Road at Glen Duff to just outside Andreas Village. The dwelling itself is a previously extended Manx cottage which is set back from the road. The site also includes a large garden with mature trees, in addition to garaging and an area of hardstanding, which provide ample space for parking off road. The site has existing vehicular access from the Bernahara Road through two stone pillars and wooden gates. There are stone walls and mature trees along the boundary between the site and the Bernahara Road. #### The Proposal Proposed are alterations to the existing vehicular access. The proposed works include the demolition of the existing gate pillars and the erection of new pillars in a different position further into the drive area. The new gate pillars would be set back from the existing by approximately 3 metres. Two new timber gates would be fitted to the repositioned pillars and the gates would have an overall width of 3.7 metres, with a maximum height of 1.3 metres. The boundary at either side of the existing vehicular entrance is currently marked with Manx dry stone walls. It is proposed to create new Manx dry stone walls on each side of the new access, 400 mm thick with on-edge stone coping to the top. There is a former pedestrian access to the left of the vehicular entrance which has previously been blocked up with a dry stone wall and it is proposed that this pedestrian access will be reinstated, with the stones removed. The existing gravel hardstanding will be retained, with the exception of the portion which will be between the road and the repositioned gate pillars. Here there will be a new area of concrete brick paving. ## Planning History There have been various previous planning applications for the application site and the following is considered to be relevant in the assessment and determination of this application; 88/00268/B - Permitted 01.01.94 Erection of double garage and workshop building. ### Development Plan Policies In terms of local plan policy, the application site is located within an area designated as white land, which is not designated for development in the 1982 Local Plan Order. The site is not within an Area of High Landscape or Coastal Value and Scenic Significance, nor is it within a Conservation Area. The Isle of Man Strategic Plan 2007 contains a policy which is considered material to the assessment of this current planning application; General Policy 2; 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; - (I) 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. ## Representations The Department of Infrastructure Highways Division do not oppose this application, subject to the condition that the applicant shall contact the Network Operations Section of the Department of Infrastructure on 686665 prior to carrying out any works within the highway, including the installation of dropped kerbs. Andreas Parish Commissioners do not object to the proposal. ### Assessment The site is not zoned for development on the 1982 Development Order but it is an existing house in the countryside. Therefore, this application will be assessed against parts (c), (f), (h) and (i) of General Policy 2 in the Isle of Man Strategic Plan 2007. Character of the surrounding landscape and landscape features; The proposal would create a new Manx dry stone wall to either side of the vehicular entrance. It is felt that this type of walling would be appropriate for the site, as there is a Manx dry stone wall there at present. The proposed wall, gate pillars and gates would be in keeping with the site, suitable for a dwelling in the countryside and not too different from the present situation. There are mature trees near to the boundary between the site and the Bernahara Road, but these would not be affected by this proposal. It is therefore judged that the proposal would comply with parts (c) and (f) of General Policy 2. Highway safety; It is considered that the proposed alterations would improve the existing vehicular access and would provide a safer entry to and from the site. The splayed corners to the walls of the entrance would improve the visibility of the Bernahara Road from both directions. The entrance is located on the outside of a bend in the road, so it is in the best possible position which the site will allow, as far as visibility is concerned. The width between the new pillars would be approximately 500 mm wider than it is at present, so there would be more room for vehicles entering or leaving the site. Even though the new pillars would be built approximately 3 metres further into the site than at present, the existing garaging and hardstanding would still provide ample room for parking and manoeuvring. It is therefore judged that the proposal would comply with parts (h) and (i) of General Policy 2. ### Recommendation For the above reasons, this proposal is considered to be acceptable and is recommended for approval. ### Party Status It is considered that the following parties, who submitted comments, should be afforded Interested Party Status; Andreas Parish Commissioners It is considered that the following parties, who submitted comments, should not be afforded Interested Party Status; The Highways Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways Division cannot be afforded party status in this instance. **Recommendation** **Recommended Decision:** Permitted **Date of Recommendation:** 02.09.2010 **Conditions and Notes for Approval / Reasons and Notes for Refusal** - C : Conditions for approval - N : Notes attached to conditions - R : Reasons for refusal - O : 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 alterations to the vehicular access, as shown in the drawing (number SM10/224/1) and photographs (number SM10/224/2), date stamped 23rd July 2010. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. **Decision Made :** Permitted **Date :** .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. --- *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/36660-andreas-kinleys-croft/documents/1356441*