**Document:** Officer Planning Report Recommendation **Application:** 09/01851/R — Creation of off road parking **Decision:** Permitted **Decision Date:** 2010-01-08 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/64235-braddan-27-third/documents/1392769 --- # Officer Planning Report Recommendation **Application No.:** ** 09/01851/R ** **Applicant:** ** Miss Natasha Breen ** **Proposal:** ** Creation of off road parking ** **Site Address:** ** 27 Third Avenue, Onchan, Isle Of Man, IM3 4LZ --- ### Considerations **Case Officer:** Mr Gary Barr ** **Photo Taken:** ** 14.12.2009 ** **Site Visit:** ** 14.12.2009 ** **Expected Decision Level:** ** Senior Planning Officer --- ### Written Representations --- ### Consultations **Consultee:** Highways Division **Notes:** Do not oppose. **Consultee:** Onchan Commissioners **Notes:** Approved. --- ### Officer's Report #### The Site The application site represents the residential curtilage of 27 Third Avenue which is an existing and terrace dwelling situated at the head of Third Avenue in Onchan. The property sits on a modest plot and comprises a two storey hipped roof dwelling. #### The Proposal This retrospective planning application is seeking approval for the creation of an off street parking area on the front elevation of the dwelling. #### Planning Status The application site is located within an area of "Residential Use" on the Onchan Local Plan, 2000. Policy O/RES/P/21 of the written statement (Planning Circular 1/2000) that accompanies the Onchan Local Plan is considered specifically material to the assessment of the planning application 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." The Isle of Man Strategic Plan 2007 contains a policy which is considered specifically material to the assessment of this current planning application - General Policy 2 states: 23 December 2009 09/01851/R "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." ## Planning History There are no previous planning applications to be considered in the assessment of this current planning application. ### Representations The Onchan Commissioners have approved the proposed development. The Department of Transport Highways Division do not oppose the development subject to the imposition of the following condition: The applicant shall contact the Network Operations Section of the Department of Transport prior to carrying out any works within the highway, including the installation of dropped kerbs. ### Assessment After a visit to the site, it is clear that car parking provision within Third Avenue is a problem. The acceptability of the provision of vehicular hardstanding in the front garden of properties in Third Avenue has already been examined and accepted at numerous properties within the street scene. There are parallels between previous planning applications and the current one, which leads to the conclusion that this current application is acceptable. It is judged that the proposal has some detrimental effect on the street scene but given the existing appearance of Third Avenue it is considered that such effect would not outweigh the fact that planning approval has already been granted, and implemented, for other similar developments. In terms of impact on highway safety, the lack of opposition from the Department of Transport Highways Division is taken as evidence that the proposal does not cause undue harm to highway safety. ## Recommendation It is judged that the development complies with General Policy 2 of Isle of Man Strategic Plan 2007, and it is recommended that this planning application should be permitted. ## Party Status It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: - The Department of Transport Highways Division - The Onchan Commissioners ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 21.12.2009 ### 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 the submitted Drawings LOC 1, SITE 1, Kerb Detail (PATH2), Photograph x2 3 and Enforcement Photograph x1 all received on 12th November, 2009. #### N 1. The applicant must obtain approval from the Network Operations Section of the Department of Transport Highways before carrying out any work within the highway - Telephone 686665. 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 :** ................................................................................................................................................................................ **Signed :** ................................................................................................................................................................................ Senior Planning Officer 23 December 2009 09/01851/R Page 3 of 3 --- *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/64235-braddan-27-third/documents/1392769*