Widening of driveway and vehicular access (part retrospective)

Isle Of Man Strategic Plan 2016

accords with the provisions set out in General Policy 2 (b), (c) & (g)

Residential Design Guide 2021

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

of facilities and an environment that has been designed to provide opportunities for outdoor play,  Casual or informal playing space within housing areas. Playing space that is excluded A.6.3 The following areas are excluded from the definition of playing space, however, they may still make a valuable contribution to the total recreational provision of communities, particularly those that are deficient in recreational space.  Verges, woodlands, the seashore, nature conservation areas, allotments,  Golf courses,  Water used for recreation, except where it forms an interactive feature of an outdoor play area,  Commercial entertainment complexes  Sports halls (indoor provision may make a contribution to certain sports, such as badminton, tennis or bowls, and such facilities may be taken into account when assessing whether there is demand for these activities, however with regard to outdoor playing space, such area must be seen as complementary.)  Car parks for non-recreational use. A.6.3.1 It has been argued that access to large gardens and transport reduces the importance of the children's playing space standard in certain areas. Gardens of private dwellings need to be of a sufficient size to accommodate the day to day needs of very young children; however, as children grow older, the role of the private garden, irrespective of its size becomes less important as play space. Children need access to play ar eas, where they can meet others of their own age and learn the important art of socialisation, which private gardens do not facilitate. Private gardens perform a multitude of other functions and are specifically excluded from the standard. The Open Space Requirement A.6.4 The open space standard is based on the adopted Department standard of a minimum of 3.2ha of open space per 1000 population (32 sq metres per person). This standard is further broken down into a requirement per person of:  Formal (e.g. football pitches) 18sq. metres  Children's (e.g. play grounds) 6sq. metres  Amenity (e.g. Nature conservation areas/Glens) 8sq. metres A.6.4.1 In order that the open space requirement is related in scale and kind to the proposed development the open space needed is based on: - 1) The potential occupancy of the dwelling; and 2) Who the dwelling is likely to be occupied by A.6.4.2 Table 1 is used to judge the occupancy of dwellings and the subsequent open space requirement in square metres. Table 1 No. of Bedrooms Occupancy Level Formal Open Space Children's Play Space Amenity Space Total (sq.m.) 1 1.5 27 9 12 48 2 2 36 12 16 64 3 or more 3 54 18 24 96 Where numbers and type of dwellings are unknown e.g. applications for approval in principle, the requirement for open space provision will be reserved so that it can be resolved when a detailed application is made. A.6.4.3 The following are two examples of the method of provision in line with the Department's standards: Example 1 Development of 25 houses all 3 bedrooms A.6.5 Total occupancy = 25 x 3 = 75 (No. of houses x occupancy level) Open space requirement = 2400sq m. (1 No. 3 bed house would result in a requirement for 96sq.m of open space therefore 25 x 96 =2400sq.m) Formal open space required = 75 x 18sq.m = 1350 Children's Play Space Required = 75 x 6sq.m =450 Amenity Space Required =75 x 8sq.m =600 Total space required =2400sq.m Example 2 Development of 14 houses: 8 houses all 2 bedrooms, 6 apartments all 1 bedroom Part 1 Total occupancy = 8 x 2 = 16 (No. of houses x occupancy level) Open space requirement = 512 sq m (1 No. 2 bed house would result in a requirement for 64 sq m of open space therefore 8 x 64 = 512 sq m) Formal open space required = 16x 18 sq m = 288 Children's Play Space Required = 16 x 6 = 96 Amenity Space Required = 16 x 8 sq m = 128 Total space required = 512 sq m Part 2 Total occupancy = 6 x 1.5 = 9 (No. of apartments x occupancy level) Open space requirement = 288 sq m (1 No. 1 bed apartment would result in a requirement for 48 sq m of open space therefore 6 x 48 = 288 sq m) Formal open space required = 9x 18 sq m = 102 Children's Play Space Required = 9 x 6 = 54 Amenity Space Required = 9 x 8 sq m = 72 Total space required = 288 sq m Overall Total (Part 1 + Part 2) = 800 sq m How should the open space be provided? A.6.6 Once the open space requirement has been established it is then necessary to determine how the open space will be provided. There are three possibilities: - 1) Provided on site 2) Provide off site but adjacent or close to the development 3) Provided by payment of a commuted sum to enable the Local Authority to provide the open space on behalf of the developer. A.6.6.1 Where possible, open space should be provided in the first instance on-site or off-site where this would improve the quality of the development and the open space provided. Where the first two options are not practical then commuted sums will be considered. A.6.6.2 Commuted sum