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Application No.: 11/00757/B Applicant: Mr Kim Patrick Gascoyne Proposal: Widen existing driveway and vehicular access Site Address: 22 Broogh Wyllin Kirk Michael Isle Of Man IM6 1HU ### Considerations Case Officer: Mr Steve Stanley Site Visit: Yes Expected Decision Level: Officer Delegation ### Written Representations None received at time of drafting report ### Consultations Consulttee: Highways Division Notes: Do not oppose Consulttee: Michael Commissioners Notes: No objection.
The application site is the curtilage of 22 Broogh Wyllin, a semi detached, two storey modern dwelling situated on the south western side of the cul-de-sac.
Generally, each property within Broogh Wyllin is served by two off street spaces with the semi-detached properties within the immediate vicinity of the proposal site having a tandem parking arrangement.
This application seeks approval for the widening of the existing driveway so as to allow two vehicles to park alongside each other. This would result in part of the front garden being turned to hardstanding and the dropped kerbs being widened.
The application site is located within an area identified as being predominantly residential by the Kirk Michael Local Plan. The site is not within a conservation area.
10/01252/B sought approval for the creation of 8 parking spaces on land adjacent to the pumping station (at the top of the cul-de-sac). This was permitted.
The Highways Division of the Department of Infrastructure does not object to this application. Michael Commissioners do not object to this application.
The main issues to be considered in the assessment of this application are highways safety and impact upon the streetscene.
The existing estate was designed to provide two spaces per dwelling which is in accordance with the current standards set out within the Strategic Plan. As such, on the face of it the estate should provide adequate parking to serve residents. However, although the estate was built in accordance with current standards, these standards are based on general requirements and are not site specific. It is not possible to control the number of vehicles each householder owns or the number of visitors they receive, and in some situations there will be residential parking that cannot be accommodated within the residential curtilage and the resultant on road parking can contribute to road safety issues. As such, the fact that the site has been designed to provide parking in accordance with current standards does not render the proposed additional parking unnecessary.
Support for PA 10/1252/B from a number of residents and the Local Authority would seem to show that the estate does suffer from on street parking and a recent site visit confirmed that in the section of the road immediately adjacent to the proposal site, on street parking was occurring.
The need for additional parking must however be balanced against impacts upon the streetscene. In this case, there would be a loss of some of the front lawn of Number 22. This would cause some harm to the open plan character of the estate however this in itself is unlikely to warrant refusal. There would however be harm if the same development were to be carried out on a larger scale throughout the estate. At this point in time however it is judged that the planning balance is in favour of the proposed development. As and when PA10/01252/B is implemented, pressure from other properties to have their driveways extended will likely subside and the need for such development will be reduced.
Permit.
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:
Michel Commissioners
Accordingly the following parties are not granted Interested Party Status:
The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.
Recommended Decision: Permitted
Date of Recommendation: 06.07.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relate to the widening of existing driveway and vehicular access, 22 Broogh Wyllin, Kirk Michael as shown by Location Plan and Site Plan received 1st June 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Senior Planning Officer.
Decision Made : Permitted Date : 12/7/11
Signed : [Signature] Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed : [Signature] Jennifer Chance Senior Planning Officer
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