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Application No.: 23/00639/B Applicant: Mr Darren Shaw Proposal: Widening of existing driveway for vehicular access Site Address: Hillside Eyreton Road Crosby Isle Of Man IM4 4BR Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 07.07.2023
C : Conditions for approval N : Notes attached to conditions
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.
Reason: In the interest of highway safety on the basis of this specific layout having improved visibility and an appropriate surface finish.
Plans/Drawings/Information; This approval relates to the following information all date received 23/05/2023:
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is the Hillside, Eyreton Road, Crosby. An existing three bay Manx Cottage sitting on the hill heading down towards the narrow junction with Peel Road, where the crossroad links south towards Marown bowling green and Memorial Hall. - 1.2 The property sits close to the road with a small walled garden to the front. On the upside is an attached single storey garage with driveway parking in front.
2.0 THE PROPOSAL - 2.1 Proposed is the removal of part of the front wall and creation of increased driveway area.
3.1 A replacement rear extension was approved under 20/00519/B. although not considered materially relevant to this application. - 4.0 PLANNING POLICY Site Specific
4.1 The site is within an area designated as 'predominantly residential' on the Area Plan for the East 2020.
Strategic Policy
4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
PPS and NPD
4.3 No Planning Policy Statement or National Policy Directive is applicable to this application.
5.1 The Residential Design Guide (July 2021) contains the following guidance considered materially relevant: o Section 6.3 Front Gardens and Driveways - 6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 Marown Commissioners - no objection (23/06/2023).
6.2 Department of Infrastructure Highway Services - Do not oppose subject to condition (13/06/2023) - proposal is acceptable by reason of:
7.1 The key considerations of this application are the highway safety impact and its visual impact on the house and character of the street scene.
Highway Safety 7.2 The existing driveway is narrow but practically capable of parking one vehicle off the road and this space has limited visibility looking northbound up the hill. The road here is moderately trafficked by local residents and also provides an alternative backroad route between Crosby and Douglas.
7.3 The removal of half of the stone wall to the front would create a larger driveway but not large enough to accommodate any more vehicles off the road (. The widening works would not allow any more vehicles to park off the road (based on Manual for Manx Roads parking size standards) but would allow for angled parking by one car and increasing the potential range of visibility in northbound direction. - 7.4 DOI Highway Services have no objections to the proposal clarifying enhanced parking dimensions of the existing space, safer and more convenient manoeuvring and improved visibility. Subject to a condition requiring the works to be carried out in accordance with the submitted drawings which would also ensure the appropriate permeable and bound surface finish they considered to be acceptable. Visual Impact - 7.5 This property like its neighbours to the north has a low level boundary wall defining the edges from the road and creating a setback building line with small front gardens and some off road parking space. While 50% of the frontage and boundary wall is to kept, the proposal will result in the loss of part of this properties stone boundary wall a feature which contributes to the streetscene and traditional character of the property. The proposal will also likely result in a vehicle parking at an angle covering over some of the front elevation of the house too. This combined situation which adversely impact the streetscene compared with the existing situation. But given that 50% of the frontage is to be retained unchanged meeting with the RDG2021 , that the loss of half the wall in this case and the parking in front of the house is not considered to be so harmful as to significantly harm or detriment the overall appearance of the house or the streetscene.
8.0 CONCLUSION 8.1 Although the loss of the stone wall and the consequential parking in front of the house are considered to have some visual detriment compared to the existing situation the overall visual impact is considered to be acceptable in line with GP2 (b, c, g), and to comply with GP2 (h and i) in that there are to be highway safety improvements as a result of the works with improved visibility in a northbound direction on a section of road which is close to a narrow junction and on a route that is moderately trafficked, and on balance these highway safety improvements outweigh any visual impacts in this case.
8.2 A condition will be added to ensure works are carried out in accordance with the layout shown in the submitted plans.
9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
9.2 The decision-maker must determine:
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: 12.07.2023 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
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