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Application No.: 20/01419/B Applicant: Mr James Charles Boyd Proposal: Widening of vehicular access and driveway Site Address: 77 Cronk Drean Douglas Isle Of Man IM2 6AS Planning Officer: Mr Peiran Shen Photo Taken: 22.01.2021 Site Visit: 22.01.2021 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.02.2021 _________________________________________________________________
C : Conditions for approval
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide.
Plans/Drawings/Information; This approval relates to the submitted documents and drawing No’s 01, 02 as having been received on 9th December 2020. _______________________________________________________________
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is the residential curtilage of 77 Cronk Drean, Douglas, a singlestorey bungalow located on the east of Cronk Drean, close to its junction with Second Avenue.
1.2 The front garden of the property is consists of a lawned area and a tarmac driveway to the south of the site. The entrance from the pavement is 3.6m wide and the driveway is 4.75m wide. There is an existing dropped curb for the pavement in front of the garage.
2.0 THE PROPOSAL - 2.1 Proposed is the extension of the entrance of the driveway and the dropped curb for approx. 1.15m to the north, to the same width of the existing driveway. It also propose to tarmac the gap between the entrance and the existing driveway,
3.0 PLANNING HISTORY - 3.1 There is no previous application considered materially relevant to this application.
4.0 PLANNING POLICY - 4.1 In terms of local policy, the site lies within an area designated as Predominantly Residential in the Area Plan for the East. - 4.2 In terms of strategic policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: - 4.3 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:
4.4 Residential Design Guidance (July 2019) provides advice on the design of new houses and extensions to an existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. - 4.5 RDG 6 "The Wider Site" sets out some key considerations regarding boundary treatment, trees, the driveway, and front garden. - 4.6 RDG 6.3 "Driveways and Front Gardens" states that front gardens provide an important physical boundary between a dwelling and the public realm. While increased car ownership resulting in increased demand for car parking space, the creation of an off-street parking space normally requires the provision of new access, which can result in the loss of at least one onstreet parking space. Proposals, which do not result in a net benefit, are unlikely to be supported.
4.8 RDG 6.3.4 states: "Proposals which result in the loss of more than 50% of the existing front lawned/landscaped garden will not normally be supported, to ensure the character of the streetscape is retained and avoid frontages of properties appearing as one large car parking area, detrimental to the appearance of the street scene and to the outlook of residents. It is important that the design of a driveway maintains a balance between hard and soft landscaping and contributes positively to the street scene. Proposals are unlikely to be supported where they do not meet the following guidelines:
5.1 Douglas Borough Council has no objection on this application (30/12/2020). - 5.2 DoI Highway Services does not oppose this application (07/01/2021). The comments state that the proposal is acceptable as it result in few potential road safety and highway efficiency issues. The visibility splay is slightly reduced to the north but is considered acceptable. The comment also states that additional agreement is required with highway for extending the dropped curb.
6.1 The main concerns for this application is its impact on the character and street scene of the area. - 6.2 The extension of the entrance of the driveway is minimal and is only to make up to same width as the existing driveway. The impact on the character and street scene of the area is considered acceptable.
7.1 The proposal is considered to comply with General Policy 2 of the Strategic Plan and Residential Design Guide. Therefore, it is recommended for an approval. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:
8.2 The decision-maker must determine: O whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and O whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 11.02.2021 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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