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The application site represents the residential curtilage of Ashbourne House, Ballacraine, St Johns. The large detached property is situated on the western side of the A3, set back from the road and bounded by a Manx stone wall behind which there is shrub planting and some small trees. The site extends to the west where the garden opens up to the north.
This application seeks approval for the widening of the existing vehicular access and driveway alterations. The proposed development would involve the existing access being widened from approximately 7.25 metres to 16 metres, the creation of a turning area and car park to the front of the property and the lowering of the driveway within the site. Three small trees would be removed from the roadside boundary although additional planting would be provided around the proposed parking area.
The application site is located within an area identified as being of residential use by the St Johns Local Plan. Within the Isle of Man Strategic Plan 2007, the following policy is considered to be relevant in the assessment of this application:
"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:
The following previous planning applications are considered relevant in the assessment and determination of this application:
90/01658/B sought approval for an extension to form a swimming pool enclosure. This was approved 92/01618/B sought approval for the construction of a detached garage. This was approved. 04/01156/A sought approval in principal for the creation of plots for two dwellings on site to rear and side of Palm Cottage and Croit Greanagh. This was refused for the following reason:
"The development of the site for residential purposes as proposed would constitute undesirable backland development in that it would:
a. Overlook and dominate the properties to the south of the site, which front onto the highway due to its elevated position. b. Be served by an inappropriate access road, the use of which by vehicles would seriously harm the amenities of adjacent properties particularly 'The Smithy' and 'Croit Greanagh', which are adjacent to the access road. c. Harm the appearance of the site in its wider setting of conventional housing on the road frontage with open farm land behind; this would be detrimental to the rural character of St Johns."
08/01847/B sought approval for the installation of replacement windows and erection of a porch. This was approved.
The Department of Transport Highways Division does not object to this application but requests that a note be attached should the application be approved.
German Parish Commissioners do not object to this application.
The main issues to be considered in the assessment of this application are the impact of the proposed development upon the surrounding area and the impact of the proposal upon highway safety.
In terms of visual impact, the widening of the existing access would be visible from the public thoroughfare and would allow clearer views of the dwelling and driveway. However it is judged that the retention of most of the boundary wall and the introduction of new planting to reinforce the existing boundary planting would assist in mitigating any adverse visual impact. The widening of the driveway opening would provide improved access and egress with better visibility and as such would be beneficial to highway safety.
The creation of a parking area to the front of the property would not be fully appreciated from the roadside vantage point due to the boundary from where most of the site would continue to be screened and softened by planting. The parking turning area would provide a more convenient arrangement for users of the site and the re-grading and resurfacing of the driveway are unobjectionable.
Overall the balance between visual impact and improved highway safety is considered to be acceptable and accordingly it is recommended that the application be approved.
Permit
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
The Department of Transport Highways Division German Parish Commissioners
Recommended Decision: Permitted
Date of Recommendation: 01.04.2009
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the widening of the existing vehicular access and driveway alterations, Ashbourne House, Ballacraine, St Johns, German as shown by the information and plans P01, P02, P03, P04 and Photographs all received 2nd February 2009.
All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
The applicant is requested to contact the Network Operations Section of the Department of Transport prior to carrying out any works within the highway, including the installation of dropped kerbs. Telephone 686665.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 14/4/09
Signed: [Handwritten signature] Senior Planning Officer
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