Planning Statement

Planning Statement For The Creation Of Parking Area Retrospective), Calder, Croit-E-Quill Road, Lonan Im4 7Jh

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: [email protected] w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

1.0 INTRODUCTION
1.1 Calder is an existing detached dormer bungalow which sits between Croit e Quill Road and Pinfold Lane. The property sits below the level of Croit e Quill Road as may be seen from the photograph on the title page of this document, and also above the level of Pinfold Lane to the rear. There are currently pedestrian and vehicular accesses off both highways.

Above and below are images of the rear boundary of Calder with Pinfold Lane

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1.2 At the rear of the property is a garden with a flat roofed garage located approximately 1.7m from the carriageway (see above). At the front of the property there has recently been a new parking platform created off Croit e Quill Road.
1.3 The street scene is characterised by a mix of dwellings, all sitting on the naturally sloping hillside. Calder is noticeably less tall than Rosemary to the south and around the same height as Bun Ry Skin to the north. The property sits lower than those to the west and higher than those to the east.
1.4 Croit e Quill Road is relatively narrow and is one way only as it passes Calder - from the southern junction with Pinfold Lane to its junction with the road leading to Moaney Quill Close. The road accommodates a number of access points - some leading to parking areas set back from the highway and others providing access to and from parking spaces abutting the highway. The highway in front of Calder is between 3.3m and 3.6m wide with a vehicular entrance directly opposite, serving Thie Keirn.

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1.5 Pinfold Lane is two way and the carriageway in front of the existing garage at the rear of Calder, is 2.6m wide with a further area of hardstanding alongside the roadside wall of the property opposite, providing up to 3.5m of width.
1.6 Visibility in both directions is limited by existing hedging: to the south is hedging at the rear of the neighbouring property and to the north is hedging to the rear of the application property.

Company Registration 134325C

A photograph showing a paved driveway or lane leading uphill, bordered by a stone wall and building on the left and a wooden gate with a hedge on the right.

1.7 Croit e Quill Road is between 3.3m and 3.6m wide in front of Calder and varies in width to more and less than this along its length. The roadside boundaries at the front of Calder are low stone walls with a section of hedging immediately alongside to the south and a taller stone wall to the north.

Company Registration 134325C

1.8 The parking area at the front of Calder has recently been created through the removal of the stone roadside wall and the raising of the level of the retaining wall and raised garden area so that it is level with Croit e Quill Road.

Company Registration 134325C

2.0 THE PROPOSAL
2.1 The application proposes retrospective permission for the creation of a parking area off Croit e Quill Road. This has involved the creation of a raised area level with Croit e Quill Road and the removal of the former stone boundary wall. Below are images taken from 2010 and captured by Google Streetview.

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Google Street View screenshot showing a residential road with stone walls and houses in Lonan, dated April 2010.

Company Registration 134325C

A blurry Google Street View screenshot showing a long stone boundary wall running alongside a road in a rural area with houses visible behind it.

2.2 The last image above is of the parking platform to the rear of Rosemary, to the south of the site.
2.3 The works also involve the creation of a small ramp from the level of the new paved parking area down to the level of the highway. The driveway slopes downward from the highway and as such no surface water will be discharged onto the public road.
2.4 The parking area has a depth from front to back of between 4.6m and 5.25m and has an overall length (frontage to Croit e Quill Road) of almost 11m. The pedestrian access from Croit e Quill Road is provided at the northern end of the new parking area and continuing down a set of steps to the rear of the property.
2.5 The new parking area is finished in grey coloured paviours with a low wall to the rear. A new fence will be erected across the rear of the parking area, for the safety of pedestrians.

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3.0 Planning status
3.1 The site lies within an area designated as Predominantly Residential on the Area Plan for the East (2020). The site is not subject to any Community, Infrastructure or Environmental Constraints according to the Area Plan mapping and is outwith the areas assessed for their Landscape Character, being part of the urban area of Laxey and Lonan.
3.2 There are no Registered Buildings or Registered Trees on the site nor is it within a Conservation Area. The site is not shown as being at risk of flooding on the national flood risk mapping.
3.3 Development ancillary to the residential occupation of the site would accord with the land use designation and should comply with the requirements of General Policy 2 of the Strategic Plan as follows:

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:

(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;

(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;

(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.

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3.4 The development should also accord with the general guidance in the Residential Design Guide. In particular this advises that development should be sustainably constructed and designed, should be designed to make a positive contribution to the character and appearance of the Island and should take into account the context of the site in terms of siting, layout, materials and scale, being informed of the best qualities of our existing neighbourhoods and present local distinctiveness. This is also echoed in Strategic Policies 3 and 5 and Environment Policy 42. Development should also demonstrate good neighbourliness and guidance on how to measure the impact of new development on the living conditions of those in existing property is also provided in the Residential Design Guide.
3.5 The Guide also provides advice on the creation of hard standing parking areas and advises that generally, no more than 50% of a frontage should be hard surfaced noting that “Front gardens provide an important physical boundary between a dwelling and the public realm. They can enhance the privacy of a dwelling, as well as filtering out the noise and air pollutants produced by pedestrians and motorised traffic”. It discusses whether the creation of hard surfaced parking areas will actually result in the increase of parking, where on street spaces are to be lost, and stresses that it is important that the proposal “maintains a balance between hard and soft landscaping, and contributes positively to the streetscene”. It advises that the area should accord with Manual for Manx Roads, that proposals for more than 50% of the frontage length being given over to hard surfacing will normally not be supported. It recommends the retention of existing planting and at the ends of the openings, existing pillars or posts should be reinstated and separate pedestrian accesses should be retained. It also provides advice on avoiding surface water being discharged onto the highway by, inter alia, guiding water away from any impermeable area and allowing it to soak away in a soaraway or vegetated area.
3.6 Two parking spaces should be provided (Transport Policy 7 and Appendix 7) and the highway network is considered capable of accommodating the traffic from the proposed development (Transport Policy 4).
3.7 Sustainable development is supported by the Strategic Plan in the Strategic Aim, Strategic Policies 1, 2 and 10, Spatial Policy 5 and Housing Policy 4.

Company Registration 134325C

4.0 Planning history
4.1 The site has been the subject of applications for alterations and extensions through 07/01241/B (first floor extension), 24/00130/LAW (first floor extension) and 00/00371/B (conservatory). None of these applications is considered relevant to the current proposal.
4.2 No planning approval has been identified for the creation of the parking area alongside Calder, in front of Rosemary although it would appear that it has been in situ since at least 2010 so is now immune from the issue of an enforcement notice.

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5.0 Assessment and conclusion
5.1 The site is designated for residential use on the relevant area plan and as such, the issues here are considered to be whether the proposed works have an acceptable impact on the visual appearance and character of the area and also whether there are any harmful impacts in terms of highway safety. It is also relevant to consider whether the proposal has any adverse impact on the living conditions of those in adjacent properties.
5.2 The street scene comprises a number of vehicular access points and also some parking bays adjacent to the highway including one immediately alongside and a number within the immediate vicinity.
5.3 Whilst the proposal has resulted in the loss of an existing roadside wall and opened up a paved area, the road is narrow and without pavements and is not a roadway particularly well used by pedestrians. Anyone walking or driving along Croit e Quill Road will be taking care to pass through this narrow street and with limited views and as such any impact from the proposed works would be transient and we would submit, minimal. As such, the proposal is considered to have an acceptable impact on the street scene which is varied and

Company Registration 134325C

A street-level photograph showing a rural property with a white house featuring a balcony and a white retaining wall in the foreground. To the left, there is a white building with a stone wall section and wooden fenci... — A street-level photograph showing a rural property with a white house featuring a balcony and a white retaining wall in the foreground. To the left, there is a white building with a stone wall section and wooden fencing alongside a wet road.

includes similar features. The proposal therefore complies with the land use designation in the Area Plan and General Policy 2b, c and g.

5.4 There is currently no public view of the sea which would be obscured by the proposed development so what is proposed complies with General Policy 2e.
5.5 The proposal results in the loss of some of the higher tier of rear garden although this was not readily visible from the highway. This is a relatively small area of domestic garden and its loss is not considered to be in conflict with General Policy 2f.
5.6 The parking area is similar in location and impact to the existing parking platform to the south, alongside Rosemary. Whilst the proposed car parking area provides a platform higher than the previous rear garden terrace, it is not designed as a place for people to remain for long periods and is clearly an open parking area. Vehicles parked here will not overhang or reverse over adjacent property so there will be no impact from the parked vehicles on those in the adjacent properties or their gardens. The proposal therefore complies with General Policy 3g and 3k.

Company Registration 134325C

A street-level photograph showing a white bungalow with a new white rendered wall and a silver car parked on a gravel area next to a rural road.

5.8 The proposal will introduce additional parking spaces for Calder, bringing it in line with the requirements of the Strategic Plan. Whilst there is a garage at the rear of the property, this has very limited visibility in both directions: whilst it might be possible to reduce the boundary height to the north as this belongs to the applicant, this would significantly reduce the privacy for those in the rear garden. The visibility to the south is impaired by vegetation outside of the control and ownership of the applicant.
5.9 Pinfold Lane is both narrow and two way and there is limited space for vehicles to manoeuvre in and out, with a solid wall directly opposite. The garage is insufficiently wide to accommodate two cars. Furthermore, the garage is at a lower level than the house and as such, anyone coming to the house after shopping would have to manoeuvre their vehicle into the garage, exit the garage, walk on the lane and then up to the level of the house. The proposed parking area fronts onto a wider carriageway with a wider parking platform in which to park and where passing vehicular traffic is approaching from one direction only.
5.10 The opportunity for off site parking in the vicinity is extremely limited with almost no on street spaces other than a couple further down Croit e Quill Road. As such, the creation of more parking provision should be welcome in this particular area and we would submit that what is proposed makes adequate provision for access and car parking so complies with General Policy 3h and i and Transport Policies 4 and 7. The platform will not in itself generate any additional traffic or change in vehicle movements as any vehicles parked on it would otherwise be coming down either Croit e Quill Road or Pinfold Lane in search of a parking space.
5.11 Pre-application discussion with the Highway Services Division of Department for Infrastructure revealed that they were concerned that the proposed parking platform provides limited visibility but noted that, however, the road is characterised by accesses on both sides that are somewhat inconspicuous, where road users are expecting emerging vehicles, and the road is primarily used for access to dwellings. Whilst they expressed concern that the hardstanding are itself was below the minimum standards required by the Manual for Manx Roads in terms of depth (front to back) and the vehicles may as such overhang the highway, they were provided with photographs which show vehicles parked completely within the parking area and which were not encroaching onto the highway at all, noting that the proposal has maximised the usable space provided. Their conclusion was that “While falling short of multiple standards it is considered that the benefits of

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providing this parking area, taking vehicles off the highway and providing minimal obstruction to network movement, outweighs the dis-benefits.”

5.12 There were concerns expressed about the concrete ramp onto the highway which has been constructed partly on the highway and should be level with it and it is proposed to address that concern as shown in the submitted drawings and the ramp will be adjusted accordingly on site. They also queried why the access at the rear was not to be used and this has been explained above in paragraphs 5.8 and 5.9.
5.13 The platform is satisfactorily drained of its surface water without discharging onto the highway so satisfies General Policy 3j.
5.14 There are no implications for community safety from the proposal which complies with General Policy 3m.
5.15 Whilst the proposal occupies the full length of the frontage, contrary to the guidance in the Residential Design Guide, the frontage was formerly a solid stone wall which did not enable any view of greenery or the garden beyond which was at a lower level. Also, the context of the site is such that full width parking areas are not uncommon, or where there are solid boundaries to the road, leading to the street scene not featuring open, green gardens. As such, the concern expressed in the Residential Design Guide about the loss of such open space and greenery is not well founded in this case.
5.16 In addition, Croit e Quill Road does not accommodate on street parking and as such, the works proposed do result in the increase of car parking opportunities in an area where there is very limited on street space available.

Summary

5.17 Whilst the works have already been undertaken, the applicant should neither be disadvantaged by nor benefit from this fact in the determination of the application.
5.18 The proposal provides additional and much needed parking spaces in an area where there is relatively few on street spaces and within a one way route which is a narrow carriageway. Whilst there is an existing garage at the rear, the space for manoeuvring is very limited and visibility is more constrained than is the case at the front. Pinfold Lane is also narrower than Croit e Quill Road and lower than the dwelling leading to a less than

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convenient route for pedestrians alighting their parked vehicle and accessing the dwelling. The rear garden is more convenient for amenity space than was the terraced garden at the rear and has more light and a better outlook. As such, the front garden area lends itself more readily from the viewpoint of the owners of the property, to the accommodation of parking spaces than does the rear.

5.19 The Highway Services Division of Department for Infrastructure has confirmed that the benefits of the proposed parking area outweigh the concerns they have.
5.20 We hope the proposal may be viewed positively as an enhancement of the facilities for Calder and a reduction in the incidence of on street parking in the vicinity with an acceptable impact on the character and appearance of the surrounding area.

Sarah Corlett 18.02.25

Company Registration 134325C

Planning Statement

Source & Provenance