19 July 2023 · Delegated
West Mount, Rheast Lane, Peel, Isle Of Man, IM5 1be
Permission was granted for the creation of a car parking area and vehicular entrance at the south-eastern end of West Mount, No. 2 Rheast Lane, Peel. The property is a detached dwelling with a curved front wall following the line of Rheast Lane, which is a narrow public highway suitable only for single-file traffic. The key planning issues were highway safety at the proposed access and the visual effect on the streetscene. During the application process, amended plans were submitted in June 2023 reducing the height of the boundary wall within the visibility splays to a maximum of 1.05 metres, which addressed the highway concern. The application was approved on 19 July 2023 by delegated decision, with three conditions attached.
The Department of Environment, Food and Agriculture approved the application on 19 July 2023. The two main planning considerations were highway safety at the new access point and the effect on the appearance of the street. Amendments submitted in June 2023 reduced the height of the boundary wall to no more than 1.05 metres within the visibility splays, which resolved the highway safety concern. The proposal was found acceptable in terms of both highway safety and the character of the streetscene.
IOM Strategic Plan 2016
b, c, g, h and i
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; (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. 6.3 Development outside of areas zoned for development
Residential Design Guide 2021
driveways and car parking and not removing over 50% of the garden area
Condition 1
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Condition 2
Prior to commencement a schedule of materials, finishes and samples of the materials of the proposed wall finishing, including the top finish must be submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Condition 3
Prior to the use (excluding construction phase) of the car parking area and vehicular entrance hereby approved the visibility splay(s) identified on drawing 23/3186/01 C; shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1050mm in height above adjoining carriageway level.
