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1.1 The site is the residential curtilage of 2 Marathon Avenue, Douglas which is a two storey detached property located along the south-eastern boundary of Marathon Avenue and north of Princes Road. To the rear of the property is a rear access lane which provides access onto Princes Road, to three neighbouring properties (Hillcroft, Cherrihurst and Inglenook) and provides off street parking provision (disc zone).
1.2 A small section of the rear boundary (Manx stone wall with pedestrian access) of the site fronts onto the rear access lane.
2.1 The application seeks approval for creation of hard-standing and vehicular access to rear of property. The proposal would involve the demolition of the existing pedestrian access and the majority of the rear Manx wall to create a rear vehicular access 4.5 metres in width. The access would serve a new area of hardstanding which would include the erection of retaining walls have a depth of 7.3 metres and a width of 4.3 metres.
3.1 The site lies within an area designated on the Douglas Local Plan of 1998 as Predominantly Residential. The site is not located within a Conservation Area.
3.2 Due to the zoning of the site, and the nature of the proposed development, the following planning policies are relevant in the consideration of the application:
3.3 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:
4.1 The site has been the subject of various applications for alterations and extensions, none of which is relevant to the consideration of this application. 4.2 Conversion of existing garage to living accommodation, erection of an attached replacement garage with rooms over on side elevation, installation of roof light to rear and creation of an additional access onto highway - 04/00378/B -APPROVED
5.0 REPRESENTATIONS 5.1 Highways Division does not oppose subject to the imposition of the following condition: "the applicant shall contact Network Operations Section of DOI prior to carrying out any works within highway, inc the installation of dropped kerbs. Tel: 686665."
6.1 The main issue to consider is whether the proposed works would have an impact upon the visual amenities of the street scene. The removal of the small section of rear Manx walling would be the aspect most apparent from Princes Road. In terms of visual impact the proposal would not have any significant impacts upon the visual amenities of the street scene. 6.2 The proposal would also provide two off road parking spaces in an area which appears to have a significant requirement for on-street parking. The proposed two on-site parking spaces would ease the requirement of the occupants/visitors of this property for on street parking.
7.1 Overall, it is considered the proposal would comply with the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.
8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status:
Douglas Corporation 8.2 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.
Recommended Decision: Permitted
Date of 07.03.2013 Recommendation:
N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the creation of hard-standing and vehicular access to rear of property as proposed in the submitted documents and drawing 01 received on 28th January 2013.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : Determining officer (delete as appropriate) Signed : Anthony Holmes Senior Planning Officer Signed : Michael Gallagher Director of Planning and Building Control
Signed : Sarah Corlett Senior Planning Officer Signed : Jennifer Chance Development Control Manager
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