Alteration to widen driveway and access onto highway
Site Address:
19 Ballachrink Colby Isle Of Man IM9 4PB
Case Officer:
Miss Laura Davy
Photo Taken:
Site Visit:
Expected Decision Level:
Officer Delegation
Introduction
This application seeks permission for to widen driveway and access onto the highway. The application is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan.
The Site
The application site is the curtilage of 19 Ballachrink, Colby which is a two storey detached dwelling situated to the south west of Ballachrink. Ballachrink is a housing estate made up of 20+ houses, mainly detached properties.
There is a large garden to the rear of the property, to the front of the dwelling there is off street parking for one vehicle in the front of the garage, with a gravel bed to the side. There is a young tree which in the gravel area of the front garden.
The Proposal
The application seeks approval for the widening of the driveway and access onto the highway. This would include the removal of the front boundary wall and the removal of the existing driveway surfaces and replacing with concrete drive.
There would be no boundary treatment at the front of the property and would be open onto the highway. The driveway would provide parking for four vehicles.
Planning History
The following previous planning application is considered specifically material in the assessment of the current application:
PA 04/00748/B Alterations including conversion of garage to living accommodation, erection of a conservatory, installation of replacement windows and patio doors and creation of raised patio to rear elevation – permitted
Development Plan Policies
The application site is in an area zoned as “Predominantly Residential” identified on the Arbory and East Rushen Local Plan 1999. It is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007), it is also relevant to consider Policy RES/P/1 of The Arbory and East Rushen Local Plan 1999.
General Policy 2
Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
(a) Is in accordance with the design brief in the Area Plan where there is such a brief;
(b) Respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
(c) Does not affect adversely the character of the surrounding landscape or townscape;
(d) Does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
(e) Does not affect adversely public views of the sea;
(f) Incorporates where possible existing topography and landscape features, particularly trees and sod banks;
(g) Does not affect adversely the amenity of local residents or the character of the locality;
(h) Provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
(i) Does not have an unacceptable effect on road safety or traffic flows on the local highways;
(j) Can be provided with all necessary services;
(k) Does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
(l) Is not on contaminated land or subject to unreasonable risk of erosion or flooding;
(m) Takes account of community and personal safety and security in the design of buildings and the spaces around them; and
(n) Is designed having due regard to best practice in reducing energy consumption.
Policy RES/P/1 4.8
Within those areas designated and developed for residential purposes. The Department will not generally oppose the principle of alterations and extensions of existing dwellings. Each application will however be judged on its own merits in the light of the appearance of the finished building and its impacts on the surrounding area.
Consultations
Arbory Commissioners have no comments.
Highways Division recommend approval but advise that the applicant should contact the Highways Division.
Assessment
The proposed works would include the removal of the front boundary wall and would accommodate four vehicles on the driveway. Most of the dwellings have similar frontages to the existing in that most have low level walls and planting.
The proposed development would remove a section of wall approximately 3m in length. The frontage of the application site is not as wide as some of the neighbouring properties. Some of the neighbouring properties have fairly wide accesses onto the highway.
It is considered that the removal of this section of wall would not be detrimental to the character and appearance of the property or the street scene in general.
The proposed development would result in the loss of the tree in the front garden, but the hedge on the boundary would be retained.
For the above reasons the application is considered to be acceptable and is recommended for approval.
Party Status
The local authority, Arbory Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (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.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 17.04.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
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 alterations to widen driveway and access onto highway as shown in drawings 01 received 23rd January 2012 and 02 Rev A received 16th March 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made: Permitted Date: 18/4/12
Determining officer (delete as appropriate)
Signed: A. H. B. Anthony Holmes Senior Planning Officer
Signed: Michael Gallagher Sipned: Jennifer Chance
Director of Planning and Building Control Development Control Manager
Director of Planning and Building Control Development Control Manager
17 April 2012
17 April 2012
Copyright in submitted documents remains with their authors. Request removal
Source & Provenance
Official reference
12/00090/B
Source authority
Isle of Man Government Planning & Building Control
