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Application No.: 24/00543/B Applicant: Mr John Kearsley Proposal: Creation of off-road parking space within residential curtilage Site Address: 44 Ballamaddrell Port Erin Isle Of Man IM9 6BA Planning Officer: Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 01.07.2024
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Reason: To ensure the access and parking space is sides accordingly, finished in appropriate consolidated material and provided with suitable drainage in the interests of highway safety and preventing surface water accessing the highway.
This application has been recommended for approval for the following reason.
The proposed works to create a new access and one off road car parking space is considered to be acceptable, having no adverse impact in terms of highway safety in this specific case in
line with General Policy 2 (h and i) and to have an acceptable visual and amenity impact on the existing house, streetscene and surrounding properties in line with GP2 (b,c, g).
Plans/Drawings/Information; This approval relates to the following all date received 08/05/2024:
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site relates to existing dwelling 44 Ballamaddrell, Port Erin.
2.0 THE PROPOSAL - 2.1 Proposed is the creation of new vehicular access and 1 off road driveway parking space.
3.0 PLANNING HISTORY - 3.1 The dwelling has not been subject to any previous planning applications. There are three applications elsewhere in the estate considered relevant:
4.1 The site lies within an area zoned as 'Predominantly Residential' in the Area Plan for the South within the settlement boundary of Port Erin, The site is not within a Conservation Area and is not recognised as being at any flood risk. - 4.2 The Strategic Plan Paragraph 8.12.1 supports residential development and General Policy 2 sets out general 'Development Control' criteria to be applied in the assessment of this proposal including highway safety matter to be considered:
4.3 Other relevant documents that are material consideration in the assessment are:
5.1 Port Erin Commissioners - in support (14/06/2024) - 5.2 DOI Highway Services - do not oppose subject to condition (31/05/2024) - their comments set out that the design arrangements meet the minimum standards and that due to the low speed, low volume nature of the road, Highways accept the visibility achievable. Any obstruction within the visibility splay within the applicant's boundary must be a maximum height of 1.05m. The planning statement has also provided some rationale for needing the offstreet parking. They state that the space will reduce the demand for shared parking spaces, reduce the number of on-street parked vehicles in the area, the dropped kerb will provide accessible access to the footway and dwelling for mobility impaired users, and the space can further be used for the siting of an electric vehicle where otherwise a charger would have to trial over the footway. The proposal raises no significant road safety or highway network efficiency issues, and Drawing No. 04 should be conditioned as such and the Applicant advised of the need for a S109(A) Highway Agreement. - 5.3 DOI Highway Drainage - comments (13/05/2024) the applicants are to ensure no surface water run off onto the highway. - 5.4 No comments received from neighbouring properties.
6.1 It's clear from planning history that there have been other vehicular access works approved in other parts of the estate and whilst this would be the first along this section of the road it would not be out of keeping with the wider character and appearance of the estate. The application dwelling is on a corner plot and so has a fairly large frontage between the front and side gable and the highway and the proposal seeks to retain at least 50% of this frontage in line with the Residential Design Guidance. The driveway does sit nearest the adjoining neighbours boundary and so there may be some increased noise and activity impacts in having a car parking in this area, however taking into account the fairly close knit arrangement of the estate anyway and the established coming and goings within the area including parked vehicles along the main estate road that the proposal would not be so unobjectionable in this case and that the path and planter between them will help to mitigate some of the activity to a small degree also. - 6.2 DOI Highways have reviewed the application and concluded that the internal arrangements of the space meet standards and that given the anticipated low speeds and low volume of traffic expected in the area that the proposed visibility is acceptable so long as visibility splays are maintained free of obstruction above 1.05m. This view is concurred and taking into consideration the arrangement of the estate and a level of expectation for potential driveway accesses coupled with the possibility of vehicles parked on the road and with slower speeds and traffic volumes. A condition to ensure the visibility splays are maintained free of obstruction above 1.05m is necessary. - 6.3 DOI Highways Drainage have commented to make the applicant aware that there should be no surface water enter the highway. Levels on the plan indicate that the land slopes down towards the house and therefore it is not expected that any water will flow onto the highway. Also shown on the plans and nearest the house a gravel drain to capture the run off. A condition to ensure the works are carried out in accordance with the plans would help to ensure this drain is provided along with the visibility splays and consolidated surface finish of the drive.
7.1 The proposed works to create a new access and one off road car parking space is considered to be acceptable, having no adverse impact in terms of highway safety in this specific case in line with General Policy 2 (h and i) and to have an acceptable visual and amenity impact on the existing house, streetscene and surrounding properties in line with GP2 (b,c, g). A condition in respect of the visibility splay, drain and driveway surface finish is considered necessary in the interest of highway safety. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 03.07.2024 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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