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Application No.: 18/00948/B Applicant: Stephen Dominic Jackson Proposal: Creation of new vehicular access to provide off street parking area within front garden of property Site Address: Sound Of The Falls 5 Hamilton Terrace Lower Foxdale Isle Of Man IM4 3BB Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Refused Date of Recommendation: 21.11.2018 _________________________________________________________________ Reasons for Refusal R : Reasons for Refusal O : Notes attached to reasons - R 1. The application results in an adverse visual impact on the traditional character of the existing dwelling and on the historic appearance of the streescene and fails to comply with General Policy (b), (c) and (g). - R 2. The proposal for two off road parking spaces fails to comply with the highway standards for parking space sizes and results in the loss of a pedestrian access. The proposal would also result in the loss of on-street parking and the overall finish of the proposal would have an unacceptable impact on local highway safety in respect of General Policy (h) and (i). _______________________________________________________________
1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of 'Sound of the Falls', 5 Hamilton Terrace, Foxdale an existing two storey end terrace Manx cottage located on the western side of the main road running through Lower Foxdale. - 1.2 The dwelling is one of three forming this small section of terrace, the application site forms a pair with No.6 Hamilton Terrace both of which are finished in exposed stone and white
2.0 THE PROPOSAL - 2.1 The current application proposes the removal of the front and north side boundary wall and the creation of an area of parking for up to two vehicles off the road. The proposed parking area is to be 7m long x 4.65m wide and finished in crushed stone.
3.1 There is a contemporaneous application pending consideration under PA 18/01005/B for the erection of a rear extension. - 4.0 PLANNING POLICY
4.1 The site is within an area designated for residential use on the 1982 Development Plan and also within an area of High Landscape or Coastal Value and Scenic Significance.
4.2 In the assessment of the application, it is appropriate to consider General Policy 2 and Environment Policy 2 of the Isle of Man Strategic Plan 2016 - 5.0 REPRESENTATIONS
Copies of representations received can be viewed on the government's website. This report contains summaries only.
5.1 Patrick Parish Commissioners - Defer (02/10/2018) and Support (dated 11/10/2018) 5.2 DOI Highway Services - DEFER (dated 24/09/2018)
6.0 ASSESSMENT - 6.1 Front gardens provide an important physical boundary between a dwelling and the public realm. Not only can they help towards enhancing privacy and in filtering noise and pollutants of passing traffic, but they can provide a safe place for children's play, help towards supporting local wildlife habitats and most of all having a positive effect on general health and wellbeing.
6.2 In process of time however, the increase in car ownership and the resultant demand for parking space has led to an increased need for householders to consider converting their
gardens into an area of hardstanding to provide off-road car parking. This conversion of gardens particularly at the front of dwellings can result in a detrimental change to the appearance of the streetscene with the frontages of properties amalgamating to appear as one large car parking area, not only lowering the visual quality of the area but also impacting the outlook for residents as car are now being parked in front of their habitable rooms and vehicles lights and movement bearing on general living conditions.
6.3 Lower Foxdale is a small settlement predominantly characterised by Manx vernacular stone cottages lining the main road. These cottages are a mix of size and form with detached, semi-detached and terraced properties along both side of the road and sitting in a dense arrangement. While some dwellings directly join the main road others are set back providing a small garden area to the front which is bound from the road by a low level Manx stone wall. Given the age of these properties (pre-dating motor vehicles), their close knit nature and the proximity to the road means that there is little scope or availability for off road parking and as such many owners and occupants rely on the unrestricted on-street parking. - 6.4 In terraced arrangements such as this it is generally sought that off road parking be provided to the rear of the site, not only helping towards reducing the need for on street parking but also helping to maintain the visual quality of the front elevation and streetscene. No. 5 Hamilton Terrace is perhaps the smallest plot along this side of the road and even though an end terrace property there is little or no scope for parking alongside the house or to the rear as this area forms the access to another dwelling. Therefore in order to provide an area of off road parking the applicants have sought to demolish the Manx stone wall to the front and side boundary of the dwelling and to convert the full extent of the front garden to an area of handstanding for the parking of two vehicles off the road. - 6.5 It is important that the design of a driveway maintains a balance between hard and soft landscaping and contributes positively to the street scene. The front boundary wall here forms part of the historic character of Lower Foxdale and its loss should seek to be avoided. This wall provides a welcome break between the edge of the highway and facades of these traditional dwellings, the loss of this space and resultant parking of vehicles here would obscure and limit views of the front elevations and subsequently impacting on the overall historic quality of the streetscene. - 6.6 Furthermore there are concerns that the parking and manoeuvring of vehicles here directly in front of the front elevation would detriment the outlook from the ground floor habitable rooms and likely to bring harm to the enjoyment and living conditions of the dwellings. While perhaps expected and tolerated by the applicant, this would create an unneighbourly arrangement impacting the amenity of the immediate neighbours. - 6.7 Aforementioned the provision of off road parking can often help towards reducing the need for on street parking and in lowering congestion on local highways. Lower Foxdale relies on on-street parking and as such, in this case, there needs to be consideration and an assessment as to whether there would be any highway safety benefits of the proposal that would be considered sufficient enough to outweigh the negative findings of the visual and amenity impacts of the application. - 6.8 Highway Services have indicated that there is no current site parking at the dwelling. The site frontage is around 4m x 7m and proposed for two off road parking spaces. The provision of this parking would remove the pedestrian access for the dwelling which should be retained which results in a proposed parking area sufficient enough to provide only one full size parking space at 2.5m x 5.5m. Highway Services also required that suitable boundary treatment be maintained along the side access lane to avoid obstruction or overspill impacting neighbouring amenity and safety.
6.9 While off road parking can be beneficial, the introduction of a new access and driveway can often result in the consequential loss of at least one on street parking space. In the specific case of this application the proposal will result in a one for one arrangement, in that by providing one off road parking space one on-street parking space will be lost. There is also concern that there is limited information available in order to assess visibility from the access and that the proposed surface finish being loose crushed stone could result in the illegal transfer of material onto the highway at the expense of public safety. - 6.10 Overall it is not considered that the provision of one off road car parking space here is sufficient enough to outweigh the visual and amenity impacts of the proposal on the character of the streetscene and the immediate neighbours. In addition to which there are concerns that the removal of boundary treatment and the material finish of the driveway could impact on the amenity of the neighbours and general public highway safety.
7.1 For the above reasons the application is not considered to comply with parts (b), (c), (g), (h) or (i) of General Policy 2 and is therefore recommended for refusal. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Refused Date : 23.11.2018 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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