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Application No.: 25/90183/B Applicant: Mr Dean Harrison Proposal: Creation of parking area including removal of stone wall and creation of level hard surfaced area (retrospective) Site Address: Calder Croit E Quill Road Laxey Isle Of Man IM4 7JH Planning Officer: Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 07.04.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be constructed as per Drawing No. 05, dated received 18th February 2025. The driveway shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.
Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.
This application has been recommended for approval for the following reason.
The proposed works to create off road car parking are 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 decision relates to the following plans and drawings, date stamped received on 18th March 2025;
Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - no objection, subject to condition, which is attached Garff Commissioners - no objection
_________________________________________________________________ Officer’s Report APPLICATION SITE
1.1 The application site is within the residential curtilage of "Calder," Croit E Quill Road, Laxey which is a bungalow with rooms in the roofspace situated to the East of Croit E Quill Road. - 1.2 To the North of the property is a short driveway with a single garage. PROPOSAL
2.1 The current planning application seeks retrospective approval for the removal of a rear wall and the creation of an off-street car parking apron, which measures approximately 10.9m by
PLANNING HISTORY 3.1 The previous applications are not relevant in the assessment of this application.
PLANNING POLICY 4.1 The site lies within an area zoned as "Predominantly Residential" on the Area Plan for the East, Map 7 - Laxey. The property is not within a Conservation Area or a Flood Risk Zone.
4.2 Given the nature of the application it is appropriate to consider paragraph 8.12.1 and the general design standards set out in General Policy 2 of the IOM Strategic Plan 2016 along with the general advice set out in 6.3 of the Residential Design Guide in respect of driveways and car parking and not removing over 50% of the garden area and Transport Policy 7 in connection with Appendix 7. REPRESENTATIONS - 5.1 The following representations can be found online in full;
5.2 Highway Services have considered the application and state in part, "The proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services Development Control raises no objection to the proposal subject to all access arrangements to conform to Drawing No. 2025/07 05. The Applicant is advised that a S109(A) Highway Agreement is needed after the grant of planning consent." (11.03.25)
5.3 Garff Commissioners have considered the application and state, "Members noted that this application was retrospective and expressed disappointment that the work had been undertaken without any of the necessary permissions. The potential impact on the locality was discussed; Members felt strongly that neighbours should have been given opportunity to consider and comment on the changes before they commenced. Notwithstanding this, they noted that the development would provide several off-road parking spaces. The Board requests that the applicant takes proper consideration of their responsibilities to neighbours and particularly of the planning legislation if they undertake any further works in the future." (6.03.25) ASSESSMENT - 6.1 The matters to consider in the assessment of the application is whether there would be any highway safety impacts as a result of the proposed access and driveway works.
6.2 "Calder" is situated within an area in which both the front and rear elevations face onto a roadway, with the roadway to the East being a tight one lane access and the Croit-E-Quill being a single track road. As there is no clear front elevation on several of the properties within this block of houses, a few have parking to either one of the roadways or both roadways.
6.3 This means that the retrospective alterations to the rear garden of "Calder" to create a car parking apron are not out of keeping with the wider character and appearance of this section of Croit E Quill Road, whilst the proposal is introducing a new entrance where there wasn't one initially, which means there may be some increase in noise and activity impacts in having the car parking area in this area. However when accounting for the existing parking, the single track nature of the Croit E Quill Road and the established coming and goings within the area, the proposal would not be so unobjectionable in this case.
6.4 DOI Highway Services have reviewed the application and concluded that the proposal is acceptable, with a condition attached, and that the arrangements of the space whilst falling short of the visibility and geometry requirements would be creating much needed off-street parking to the dwelling, and as such ultimately deemed acceptable. CONCLUSION - 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). 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:
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):
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: 07.04.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner
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