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The application site comprises the curtilage of, and land adjacent to, the Recreational Hall located on the southern side of Old Castletown Road in Quines Hill, Braddan.
The proposed development comprises the formation of car park and vehicular access on the application site.
The application site has been the subject of a number of previous planning applications, two of which are considered specifically material to the assessment of this current planning application:
Planning application 05/00599/B sought planning approval for the provision of a car park to provide increased car parking provision off the highway in relation to the public hall and for the provision of open space to the rear of the hall. This previous planning application was approved on the 31st May 2005.
Planning application 06/00693/B sought planning approval for the creation of a car park. This previous planning application was approved on the 24th August 2006.
REPRESENTATIONS
Braddan Parish Commissioners have no objections to the planning application.
The Department of Infrastructure Highways Division object to the planning application on the grounds that proposal provides insufficient visibility and is therefore detrimental to highway safety. There have been extensive discussions with the Highways Division and the applicant's agent over the visibility standards, details of which can be found on the application file.
In terms of local plan policy, the application site is located within a wider area of land that is designated as open space (agricultural) under the Isle of Man Planning Scheme (Braddan Parish District Local Plan) Order 1991 - Plan No. 3.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 3 states: "Development will not be permitted outside of those areas which are zoned for development on the appropriate Area Plan with the exception of:
The planning application seeks planning approval for the formation of car park and vehicular access on the application site. The two primary issues to consider in the assessment of the proposed development are i) the acceptability of the car park; and ii) the impact on highway safety.
In terms of the acceptability of the car park it is considered a reasonable aspiration to provide designated car parking for the recreational hall. The use of the hall by visitors generally currently relies on parking on the highway and the provision of designated space would be likely to increase the public use of the hall, which would be beneficial to the community. At the same time the visual impact of the proposed car park is considered to be limited by the maintenance of a Manx hedge alongside the boundary with Old Castletown Road and, as a whole, the site reads against existing development within Quines Hill. As such, it is concluded that the impact of the proposed development on the amenity of the area is suitably limited and the reasonable need for car parking outweighs the presumption against development in such area.
Irrespective of need it remains necessary to assess the impact of the proposed development on highway safety. In terms of this it can be seen from correspondence on the application that significant discussions involving the applicant's agent and the Highways Division have occurred. The outcome of these discussions being that the Highways Division object to the proposal on the grounds that inadequate visibility is proposed. It is their view that it is not physically possible to provide the necessary visibility and given the highway situation in this location and previous accident records it would not be appropriate to allow a lower visibility standard.
As can be seen two previous planning applications for similar development to that currently proposed have been previously approved (05/00599/B \& 06/00693/B). It appears that the drawings for these two previous planning applications, both of which are now expired, were inaccurate and not capable of implementation. In any event, the current proposal has been examined in detail by the Highways Division and assessment made in light of more recent accident records.
It is recommended that the planning application be refused.
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
The Department of Infrastructure Highways Division. Lc(a) Aulhcily
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
Braddan Parish Commissioners. Highways Recommendation Recommended Decision: Refused Date of Recommendation: 11.10.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal
R 1.
The proposed development fails to provide sufficient visibility for vehicles exiting the application site onto Old Castletown Road and is therefore detrimental to highway safety.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Senior Planning Officer. Decision Made: Refused Date: 11/10/10 Signed: [Signature] Senior Planning Officer
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