**Document:** Officer Planning Report Recommendation **Application:** 10/00616/B — Re-roofing works, replacement and window alterations and creation of driveway and access onto highway **Decision:** Permitted **Decision Date:** 2010-08-20 **Parish:** Andreas **Document Type:** report / officer_report **Source:** https://planningportal.im/a/36692-andreas-street-vaast-andreas-replacement-windows/documents/1356759 --- # Officer Planning Report Recommendation **Application No.:** 10/00616/B **Applicant:** Jennifer Mary Blackburn **Proposal:** Re-roofing works, replacement and window alterations and creation of driveway and access onto highway **Site Address:** St Vaast Andreas Village Isle Of Man IM7 4HE ### Considerations Case Officer : Miss Laura Davy **Expected Decision Level:** Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Objection 17.08.10 - Do not oppose Consultee : Andreas Parish Commissioners Notes: no objections. ### Officer's Report ### The Site The application site relates to the curtilage of St Vaast, Andreas Village. The existing property is a two storey dwelling, located to the west side of the A17. The site is within an area zoned as Predominantly Residential designated on the Isle of Man Planning Scheme (Development Plan) Order 1982. ### The Proposal Proposed is the re-roofing works, proposed is the use of Welsh Blue Fibre Cement Slate. As part of the re-roofing works will be the installation of roof lights. Also proposed is the installation of replacement windows, and alterations to the windows in the side elevation. As part of the application, proposed is the creation of driveway and access to the highway. ### Planning History The previous planning application is considered relevant in the assessment of the current application: PA 01/01692/B Installation of u PVC shop window The above application was permitted ## Development Plan Policies The application site is within an area zoned as "Predominantly Residential" on the 1982 Development Plan. It is appropriate to consider General Policy 2 and Transport Policies 4 and 6 of the Isle of Man Strategic Plan (20th June 2007). ### Consultations Highways Division have raised an objection: Drawings provided do not show visibility splays from proposed new vehicular access. The length of the proposed drive ( 9.3 metres) is not long enough to accommodate 2 off street parking spaces ( 11 metres) is required. Amended plans have since been submitted, the Highways Division do not oppose. Andreas Commissioners have no objections. ### Assessment Given the nature of the proposal it is appropriate to consider the relevant points from General Policy 2, which are: '(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" The application seeks approval for the re-roofing works, replacement and window alterations and creation of driveway and access onto the highway. The main issues to consider are the potential impacts to the character and appearance of the property, the impact to the neighbouring properties and the impact to highway safety. The proposed development would consist of minor alterations to the existing dwelling, it is considered that the alterations to the windows and roof would enhance the appearance of the property, and would have a positive impact to the street scene in general. It is considered that the proposed alterations would be an improvement to the property and would not result in a harmful impact to the neighbouring properties. It is judged that the amenities of local residents would not be unduly affected. In terms of parking and highway safety, the creation of an access and off street parking would be beneficial to the property and would also reduce the level of on street parking. The Highways Division initially objected to the proposal, as the plans had not demonstrated that visibility could be achieved, since amended plans have been received it has been demonstrated that sufficient visibility can be achieved from the access. For the above reasons the application is considered to be acceptable and is recommended for approval. ### Party Status The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status. 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 Recommendation: 19.08.2010 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 permission relates to the re-roofing works, replacement and window alterations and creation of driveway and access onto highway shown in drawings SV1, SV3, SV4, SV6, SV8, SV9 and SV10 received 28th April 2010 and SV01 and SV02 received 19th July 2010. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : Signed : Senior Planning Officer --- *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/36692-andreas-street-vaast-andreas-replacement-windows/documents/1356759*