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Application No.: 17/00570/B Applicant: Mr Paul Walker Proposal: Alterations, relocation of driveway and creation of vehicular access Site Address: Grenaby House (formerly Thie Vane) Junction at Grenaby and Foxdale Road Ballasalla Isle of Man IM9 3DR Case Officer : Miss Lucy Kinrade Photo Taken: 28.07.2017 Site Visit: 28.07.2017 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.11.2017 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to drawing number 03 Rev B date stamped and received 27th September 2017, and drawing number 01 and 04 date stamped and received 26th May 2017. _______________________________________________________________
Officer’s Report THE APPLICATION SITE
1.1 The site represents the curtilage of an existing dwelling, Grenaby House (previously known as Thie Vane), the existing property is situated on the corner where the A3 Foxdale Road joins the B41 Grenaby Road just to the south west of Silverdale Glen. - 1.2 The dwelling is a modern dormer bungalow that is current access from the Grenaby Road via an existing driveway approx. 70m west from the Foxdale Road junction. The existing boundary treatment either side of the driveway is a combination of Manx hedging and sod banks that joins a stone wall and metal railing fence nearer to the Foxdale Road junction. - 1.3 Existing driveway parking for up to 4 vehicles is available within the existing curtilage. PROPOSAL
2.1 Proposed is the creation of a new access closer to the junction with Foxdale Road. The proposed access is designed to have improved visibility above the existing access to the main house. - 2.2 The centre point of the access will sit 25m from the junction with Foxdale Road with the access gates set 6m back from the edge of the highway. The access will be 6m wide and splayed on either side to provide visibility splays up to 25m in either direction. The new access will be formed on either side with a low stone wall and railings above to match the existing boundary wall. A grass verge is to be formed between the proposed wall and edge of the highway. - 2.3 Approx. 13m of the existing hedge west of the proposed access will be realigned to accommodate the proposed visibility splay with the remaining hedge retained. - 2.4 Within the site the proposal includes the creation of two new off road parking spaces nearest the dwelling and the formation of a new driveway leading north to the existing dwelling. - 2.5 The existing access is proposed to be closed off and finished in a Manx sod bank to match this existing and the existing driveway laid to lawn. - 2.6 The proposal (as above) follows from concerns raised by the Department and by Highway Services of the original submission. The original submission detailed a 1.8m high boundary wall which was considered to have a visual impact on the character of the area and a lack of information for the existing access caused Highway concern. PLANNING HISTORY
3.1 The application site has been subject to a number of previous planning applications all granted full approval for a number of various alterations and extensions. The most relevant in this case may be 89/01340/B for the creation of a vehicular access for the existing house.
4.1 The application site lies within an area not designated for development and within an area of High Landscape or Coastal Value and Scenic Significance (AHLV) on the Town and Country Planning (Development Plan) Order 1982. On the Area Plan for the South the site is featured on Map 4 Ballasalla as an area not designated for development. The following policies of the IOM Strategic Plan are considered relevant in the assessment giving material consideration to the existing residential use and the proposed improvement of highway safety.
4.2 Environment Policy 1:
"The countryside and its ecology will be protected for its own sake. For the purposes of this policy, the countryside comprises all land which is outside the settlements defined in Appendix 3 at A.3.6 or which is not designated for future development on an Area Plan. Development which would adversely affect the countryside will not be permitted unless there is an overriding national need in land use planning terms which outweighs the requirement to protect these areas and for which there is no reasonable and acceptable alternative."
4.3 Environment Policy 2:
"The present system of landscape classification of Areas of High Landscape or Coastal Value and Scenic Significance (AHLV's) as shown on the 1982 Development Plan and subsequent Local and Area Plans will be used as a basis for development control until such time as it is superseded by a landscape classification which will introduce different categories of landscape and policies and guidance for control therein. Within these areas the protection of the character of the landscape will be the most important consideration unless it can be shown that:
4.4 General Policy 2 (in part):
"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:
4.5 Southern Area Plan also indicates that the site is within an area of Incised Slopes where the following advice is given:
"Ballamodha, Earystane and St Marks (D14) The overall strategy is to conserve and enhance the character, quality and distinctiveness of the area, with its wooded valley bottoms, its strong geometric field pattern delineated by Manx hedges, its numerous traditional buildings and its network of small roads and lanes. The strategy should also include the restoration of landscapes disturbed by former mining activities.
Key Views:
Distant views prevented at times by dense woodland in river valleys and by the cumulative screening effect of hedgerow trees, which tend to create wooded horizons. Open and panoramic views out to sea from the higher areas on the upper western parts of the area where there are few trees to interrupt views."
REPRESENTATIONS
5.1 Malew Parish Commissioners have no objections to the current proposal (08/06/2016)
5.2 The Department of Infrastructure Highway Services requested a deferral based on the lack of information regarding the details and proposal for the existing access (22/06/2017)
5.3 Following receipt of revised drawings Highway Services indicates that the proposals were acceptable and recommended that two suitably worded conditions be added relevant to the required visibility splay being in place before any use of the proposed access and that the existing access be permanently closed off within 3 months of the completion of the new access (09/10/2017). ASSESSMENT - 6.1 The proposal seeks to close up an existing access of poor visibility and replace it with a new access with improved visibility. The fundamental issues to considered in the assessment of this particular application is whether or not the proposed access meets the standards of highway services and whether the character of the area is impacted through the development.
6.2 The new access was considered by the Highway Services to be a welcomed improvement over the existing access although concerns were raised with regard to the existing access and lack of information given to its future use. Revised drawings were submitted by the agent and these sought to clarify the concerns and detailed that the existing access was to be closed up. Highway Services concluded that the application was acceptable and recommended the addition of two conditions relating to the provision of visibility splays and the closing up of the existing access.
6.3 The existing dwelling is bound nearest the Foxdale Junction by a low stone wall and railings; on the adjacent side of the junction the boundary treatment also comprises railings to help improve visibility for the users of the junction. The proposal now seeks to provide a continuation of this boundary treatment by proposing a low stone wall and railings to match the existing. This approach to residential boundary treatment is common here with the adjacent neighbours similarly having a low stone wall treatment adjoining the road. The character of the area is not expected to be significantly altered through the creation of the new access and the remaining boundary treatment is sought to be retained and the existing access closed to match. The proposed access runs closer to the main highway and the adjacent dwellings; its new location helps to reduce the spread of development across the site and eliminates the existing driveway that swept unnecessarily across a large proportion of the curtilage. CONCLUSION - 7.1 By means of its design and provision of suitable visibility the new access is considered to be an acceptable improvement over the existing access without compromise to the character of the area. The application is considered acceptable and to meet the tests of the relevant aforementioned policies of the Isle of Man Strategic Plan 2016 and the Area Plan for the South 2013. - 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 a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 15.11.2017 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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