**Document:** Officer Planning Report Recommendation **Application:** 09/01643/B — Erection of a boundary wall with railings on roadside boundary **Decision:** Permitted **Decision Date:** 2009-11-20 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/64103-braddan-27a-manor-park-wall/documents/1391116 --- # Officer Planning Report Recommendation ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] ### Officer's Report THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises a parcel of land that is located on the northern side of within Manor Park in Onchan. The proposed development comprises the erection of a boundary wall along the roadside boundary of the application site. ### Planning History The application site has been the subject of a number of previous planning applications that has resulted in planning approval for the erection of two dwellings on the application site. At the time of writing these dwellings are currently under construction. ### Representations Onchan District Commissioners recommend that the planning application be approved. The Department of Transport Highways Division object to the planning application on the grounds that they consider that the height of gate pillars will impair visibility when exiting the drive. ### Planning Policy In terms of local plan policy, the application site is located within a wider area of land that is designated as proposed residential under the Onchan Local Plan Order 2000. Planning Circular 1/2000, which constitutes the written statement to be read in conjunction with the local plan, contains one paragraph and one policy that refer to development within Manor Park: Paragraph 4.20 relates to plots within Manor Park and states: "There are remaining a number of plots off the slowly developing site known as Manor Park which have yet to be developed. Manor Park is accessed from Harbour Road and runs parallel to Howe Road in a west-east direction. The dwellings in Manor Park are of two distinct types: on the southern side the properties are larger and appear as single storey toward the road and two storey toward the sea. The dwellings on the other side of the road, backing onto Howstrake Heights are smaller, mostly mock-Tudor in detailing and finish and appear as split level taking advantage of the fall in the slope of the land. The Department is of the opinion that this area in general should be completed as soon as possible and in this context should remain zoned as predominantly residential. All new properties should be designed to complement existing house types and not be detrimental to the outlook or amenities of those existing properties alongside, in front or behind." Policy O/RES/P/7 relates to plots within Manor Park and states: "Development of the remaining plots within Manor Park will be permitted for residential purposes where such development responds to the style and density of development on each side of the road and where the amenities (outlook, light and privacy) of existing properties which abut the site are not adversely affected." Policy O/RES/P/21 relates to the extension of dwellings and states: "Extensions and alterations to existing residential property will generally not be opposed where such proposals are appropriate in terms of scale, massing, design, appearance and impact on adjacent property." In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application. ## 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." Housing Policy 6 states: "Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, in the absence of a brief, in accordance with the criteria in paragraph 6.2 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive." ### Assessment The planning application seeks approval for the erection of a boundary wall along the roadside boundary of the application site. The proposed wall is similar to existing walls found elsewhere within the surrounding area. As such, it is considered to be in keeping with the area and acceptable within the street scene. On the basis that Manor Park is a cul-de-sac, that the wall is set back from the highway, and that pedestrians would normally be visible through the proposed railings it is considered that the objection from the Department of Transport Highways Division is not a sustainable reason for refusing the planning application. It is recommended that the planning application be approved. ### Party Status It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status: - Onchan District Commissioners; and - The Department of Transport Highways Division. #### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 17.11.2009 ##### 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 drawing no. 657/001 date stamped the 7th October 2009. --- I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer. **Decision Made:** Permitted **Date:** 19 November 2009 **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/64103-braddan-27a-manor-park-wall/documents/1391116*