Planning Officer Report

Case Officer: Miss Laura Davy Photo Taken: 07.11.2012 Site Visit: 07.11.2012 Expected Decision Level: Planning Committee

Officer's Report

THE APPLICATION IS BEFORE THE PLANNING COMMITTEE FOR DETERMINATION AT THE REQUEST OF A MEMBER OF THE PLANNING COMMITTEE.

The Site

1. The application site is the curtilage of Westfield, 21 Arbory Road, Castletown which is a semi detached dwelling with a garden area to the rear. This property is situated on the corner of Farrants Way and Arbory Street.

The Proposal

1. The application seeks approval for the creation of a driveway and vehicular access at the rear of the property which would be accessed off Farrants Way.

1. The access would be approximately 5m in width, part of the boundary wall and fencing would be removed as part of the application. Also included in the application is the removal of a tree.

Planning History

1. The previous planning applications are not considered to be specifically material in the assessment of the current application.

Development Plan Policies

1. The application site is within an area zoned as "Predominantly Residential" identified on the Castletown Local Plan 1990. Given the nature of the application it is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007).

1. General Policy 2

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;

Application No.:	12/01415/B
Applicant:	Mr Andrew Ian & Mrs Rachel Titley
Proposal:	Creation of a driveway and vehicular access
Site Address:	Westfield
	21 Arbory Road
	Castletown
	Isle Of Man
	IM9 1ND

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; n) Is designed having due regard to best practice in reducing energy consumption.

Consultations

1. Highways Division do not oppose as it has no adverse traffic management, parking or road safety implications.
2. Castletown Commissioners recommend the application be approved.

Assessment

1. The application seeks approval for the creation of a driveway and vehicular access. The main issues to consider in the assessment of the application are the impacts on the character and appearance of the street scene and the impacts on highways safety.
2. The boundary of the site along Farrants Way is a stone wall with fencing above and behind that there are a row of mature trees. Where the road turns off the Farrants Park there are entrances and driveways.
3. Whilst the existing boundary wall does not have a pedestrian or vehicular access, given that there are others within the street scene it is considered that such a development would not adversely affect the character and appearance of the street scene.
4. In terms of Highways Safety the applicant has provided a plan demonstrating that visibility splays can be achieved in both directions. The driveway would have a gravel hard standing which would measure approximately 3.25m x 6m. The entrance would be approximately 5m in width.
5. The Highways Division are satisfied that the proposed development would provide a sufficient access which would provide pedestrian and vehicle visibility splays in excess of the Highways Division's standards.
6. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Castletown Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
2. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 29.11.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the creation of a driveway and vehicular access as shown in drawings Location Plan, Site Plan and Proposed Elevation received 22nd October 2012.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005

Decision Made: Approved Committee Meeting Date: 10/12/12

Signed: [Handwritten Signature] Presenting Officer

Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate

YES/NO