Loading document...
The application site is the curtilage of 13 Harcroft Avenue, Douglas which is a detached dwelling situated to the southern side of Harcroft Avenue.
The application seeks approval for the widening of the existing access and driveway. The existing gateway is approximately 3.5m wide - the proposed entrance would be 6m wide. The existing hard standing and a portion of the grassed area at the front of the property is to be block paved.
The following previous planning applications are considered to be specifically material in the assessment of the current application:
PA 08/00983/B Conversion and extension to provide ancillary living accommodation - Permitted
PA 08/01799/B Conversion of and extension to garage to provide ancillary living accommodation (Comprising amendments to 08/00983/B) - Application Withdrawn
PA 08/02339/B Conversion and extension to garage to provide ancillary living accommodation (Comprising amendments to 08/00983/B) - Permitted
The application site is in an area zoned as "Predominantly Residential" identified on the Douglas Local Plan 1998. It is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007).
Highways Division do not oppose as it has no adverse traffic management, parking or road safety implications. They have advised that the applicant contacts the Division before works commence.
Douglas Corporation has no objections.
The owner/occupier of 15 Harcroft Avenue, Douglas objects to the proposal. In summary, it is suggested that the development appears to be unnecessary as there is already sufficient parking. Concerns are expressed over the proposed parking being used for the ancillary accommodation to make it easier to rent out. It is also suggested that the ancillary accommodation already appears to be rented out to a third party, on the planning website it has an additional address 13A Harcroft Avenue. The original planning application was for ancillary living accommodation not for a separate dwelling to be rented out.
General Policy 2 requires proposed developments to not adversely affect the character of the surrounding landscape, and to not adversely affect the amenity of local residents or the character of the locality.
The alterations to the driveway and access include block paving a portion of the grassed area at the front of the dwelling. The existing concrete path which is in the front garden would be grassed over.
There would still be more than half of the front garden in the front of the property laid to grass; it is judged that the proposed development would not have an unduly harmful impact on the visual amenity of the surrounding area.
The concerns which have been raised by the owner/occupier of 15 Harcroft Avenue relate to the ancillary accommodation which has planning permission under a previous planning application (08/00983/B). A condition was attached to this previous planning approval which states: The approved converted garage and extension must remain ancillary to the use and enjoyment of the main dwellinghouse.
Though the residents of 15 Harcroft Avenue have concerns over the use of the ancillary accommodation, this application is for driveway alterations. What the ancillary accommodation is being used for cannot be dealt with as part of this application.
The alterations to the driveway do not propose two entrances or two separate parking areas, but an overall increase in parking for the application site. It was noted in the assessment of the previous application that if more parking was required it may be appropriate to use an area of the front garden. The ancillary accommodation should not be considered as an independent dwelling, but part of the main residential unit.
The proposed development is for driveway alterations, the proposal is considered to be acceptable. It is judged that the increased area of parking would not increase the parking so significantly as to have an adverse affect on the amenities of local residents.
For the above reasons the application is considered to be acceptable and is recommended for approval.
The local authority, Douglas Corporation is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status.
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
The owners/occupiers of 15 Harcroft Avenue, Douglas should be afforded party status as they are adjoining land owners; therefore they comply with the Town and Country Planning (Development Procedure) Order 2005.
Recommended Decision: Permitted
Date of Recommendation: 25.07.2011
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 permission relates to the widening of driveway and access onto highway as shown in drawings 01 and 02 received 20th June 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made: Permitted Date: 25.07.2011
Signed: _________________________ Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed: _________________________ Jennifer Chance Development Control Manager
25 July 2011 11/00836/B Page 4 of 4
Copyright in submitted documents remains with their authors. Request removal
