Officer Report

Application No.: 25/90682/B Applicant: Mr Mark Boyce Proposal: Alterations to existing driveways with associated landscaping works Site Address: Coreen Peveril Road Peel Isle Of Man IM5 1PJ Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 02.09.2025 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

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.

• C 2. Within three months of the removal of the existing curved retaining walls to the western driveway/access as shown on drawing 03 REV 1 the existing eastern access is to be blocked by the erection of a boundary wall in a height and finish (stone) to match the existing front boundary wall as shown on drawings 04 and 03 REV 1 and retained thereafter.

Reason; in the interests of visual amenities of the street scene and as the submission proposed such works.

• C 3. Prior to commencement of any works details shall be submitted in writing to the Department for approval which demonstrate how surface water runoff from the new/existing driveway will be prevented from running onto the adjacent public highway. If permeable pavements/surfaces are being proposed they shall comply with BS 7533-13:2009 "Guide for the design of permeable pavements". If the use of any drainage channels are to be used details of these shall be provided and where such water will be drained too and these approved details shall be completed prior to the occupation of the driveway by any vehicular (excluding construction vehicles) and retained thereafter. Reason; In the interests of surface water runoff and highway safety.

This application has been recommended for approval for the following reason.

Overall it is concluded that the planning application would comply with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2021 having no significant impacts upon public or private amenities.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 17.07.2025.

_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection DOI Highway Services Drainage - Condition attached It is recommended that the owners/occupiers of the following properties NOT should be given the Right to Appeal because: The owner/occupier of Brottby, Peveril Road - No objection

_________________________________________________________________ Officer’s Report

1.0 SITE - 1.1 The site represents the existing residential curtilage of Coreen, Peveril Road, Peel which is a single storey detached bungalow located on the southern side of Peveril Road. - 1.2 The property has two existing access directly onto Peveril Road, each with their indivudual driveway (not connected) and landscaped gardens in-between. An approximate 2m high stone wall forms the front roadside boundary of the site.

2.0 PLANNING POLICIES - 2.1 The application site is within an area of 'Predominantly Residential' under the Peel Local Plan. The site is not within a Conservation Area. - 2.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:- - 2.3 General Policy 2 states: "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."

2.4 Residential Design Guide June 2021

3.0 PLANNING HISTORY - 3.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.

- 4.0 PROPOSAL

4.1 The application seeks approval for the alterations to existing driveways with associated landscaping works. - 4.2 The works include the increasing the driveway width to the existing western access between 7.4m and 9.1m. The existing access directly onto the highway is being retained at

• 7.4m, but to increase the driveway width within the site the existing curved walls are to be demolished and new retaining walls are needed and the removal of a section of front garden.

4.3 The existing eastern access is proposed to be blocked up by a 2m high wall to match the existing front boundary wall in height, design and finish (reusing stone from the existing curved walls to be demolished as part of the works to the western access). The existing driveway hardstanding which current connects to the eastern access is to be removed and relawned.

- 5.0 REPRESENTATIONS

5.1 Highway Services do not object, making the following comments (21.07.2025): "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking. A S109 highway agreement will be required for the extended dropped kerb footway and reinstating the closed up access to full height kerbing." - 5.2 Highway Services Drainage (DOI) make the following comments (01.08.2025); "Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.

Recommendation: Applicant should demonstrate compliance with the clause above. Ie do not discharge surface water onto the highway!

NOTE: Permeable pavements are reliant on the following

• 1. Permeability of the construction material
• 2. Permeability of the ground
• 3. Volume of water to be dispersed Permeable pavements must comply with BS 7533-13:2009 Guide for the design of permeable pavements."

5.3 The owner/occupier of Brottby, Peveril Road sought questions on boundary wall heights, but following the Department and applicants responding to these, they confirmed they had no objection to the proposal (30.07.2025).

- 6.0 ASSESSMENT

6.1 The key issues to consider in the assessment of this planning application are firstly the potential impacts upon the visual amenities of the street scene and secondly the potential impacts upon highway safety/parking provisions POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE - 6.2 Visiting the area, the main the character of the frontages of the properties in this area are made up of reasonably sized front garden/landscaped areas with driveways. The proposal would result in the removal of one of the existing access which form a visual point of view would be acceptable. The majority of the works are within the site, namely removal of the existing curved retained walls and the creation of new retained walls to create a flatter and enlarged parking area. The proposal would not result in an adverse visual impact, rather a common form of development to properties on the Island and comply with General Policy 2 and the Residential Design Guide. POTENTIAL IMPACTS UPON HIGHWAY SAFETY/PARKING PROVISIONS - 6.3 The proposal would increase on-site parking within the site and provide better turning facilities to enable cars to exit the site in a forward gear. Furthermore, the blocking up of the existing access would be beneficial to highway safety. Highway Services have raised no objection which is a significant material consideration. The proposal would comply with General Policy 2.

- 7.0 CONCLUSION

7.1 Overall it is concluded that the planning application would comply with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2021 having no significant impacts upon public or private amenities and as such the planning application is recommended for an approval. - 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

8.2 Article A10 sets out that the right to appeal is available to:

• o applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.

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 and/or rights to appeal.

Decision Made : Permitted Date: 03.09.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

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