DEC Officer Report

Application No.: 23/00208/B Applicant: Mr Roy Hall Proposal: Creation of a car parking area and vehicular entrance at the South Eastern end of West Mount Site Address: West Mount Rheast Lane Peel Isle Of Man IM5 1BE Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.07.2023

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 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. Reason: In the interests of the character and appearance of the site and surrounding area.
• C 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. Reason: In the interests of highway safety.

This application has been recommended for approval for the following reason. The proposal is considered acceptable in to comply with General Policy 2 (b, c, g, h and i) and the general principles set out in the Residential Design Guide 2021.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 5th June 2023: o Drawing No: 23/3186/01 C _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report APPLICATION SITE

1.1 The site is within the residential curtilage of West Mount, No.2 Rheast Lane, Peel which is a detached dwelling situated to the Western side of Rheast Lane. The front of the property has a wall which ranges in size and follows the curvature of the Rheast Lane. - 1.2 Rheast Lane is a public highway which is only suitable for single file traffic, with there being a number of properties which have off road parking PROPOSAL

2.1 The current planning application seeks approval for the removal of the existing boundary wall situated to the South East of the site to create an opening of 3.9m. The proposal also includes the creation of parking to the front elevation and the reduction of the boundary wall to 0.5m high up to the existing gate, situated to the North East of the site. - 2.2 The proposal will be creating two parking spaces and a turning area. PLANNING HISTORY

3.1 The previous applications are not relevant to this assessment. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Peel Local Plan 1989 Map. The property is not within a Conservation Area nor a Flood Risk Zone.

4.2 Given the nature of the application it is appropriate to consider paragraph 8.12.1 and the general design standards set out in General Policy 2 of the IOM Strategic Plan 2016 along with the general advice set out in 6.3 of the Residential Design Guide in respect of driveways and car parking and not removing over 50% of the garden area.

REPRESENTATIONS 5.1 The following representations can be found online in full;

5.2 DOI Highway Services have considered the proposal and state, "Highways Development control notes the amendments uploaded on 5 June 2023 which satisfy the highway concern for clearance within the visibility splays with a reduction in the height of the wall to be in accordance with the maximum height of 1.05m. Additionally, that a drain is to be provided to capture surface water run-off on which Highway Drainage may comment on its suitability.

From the HDC viewpoint the proposal is acceptable to raise no opposition subject to conditions for access, visibility splays, layout and surfacing to accord with the proposed site plan shown on Drawing 23/3186/01 C. As mentioned, previously, a s109(A) Highway Agreement is necessary by a separate permission with Highway Services after grant of an planning consent. Any use of the highway for equipment or materials etc. will require highway licence approvals." (07.06.23)

5.3 No comments have been received by Peel Town Commissioners at the time of writing this report. - 5.4 DOI Highway Drainage have considered the proposal and have written in to state they are satisfied with the revised details provided on drawing no. 23-3186-01A. (31.03.23) ASSESSMENT

6.1 The matters to consider in the assessment of the application is whether there would be any highway safety impacts as a result of the proposed access and the character and appearance of the streetscene.

6.2 Rheast Lane is categorised by being a single lane with property fronts to the West and property rears to the East, as such the proposal within this application, which is to create an operational access off the street would not look out of place, with there already being several properties with off street parking already.

6.3 Highway Services have stated that there is expected to be no highway safety impacts from the proposal and whilst the proposal will result in the loss of a large amount of frontage this is not to an unacceptable level nor under 50% set out in the Residential Design Guidance 2021. - 6.4 As such it is deemed that the proposal in this respect with the overall property and will maintain an acceptable visual impact on the streetscene. CONCLUSION

7.1 The proposal is considered acceptable in to comply with General Policy 2 (b, c, g, h and i) and the general principles set out in the Residential Design Guide 2021. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and

• o whether there are other persons to those listed above who should be given Interested Person Status

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 19.07.2023 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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