May 27 Officer Report

Planning Report And Recommendations {{table:105465}} The site represents the curtilage of an existing dwelling located on the eastern side of the St. Mark's Road (A26) which leads from Crossag Road and Ballasalla Village. The site is within an area designated as Proposed Residential on the Isle of Man Planning Scheme (Development Plan) Order 1982. The site presently accommodates a detached house which has been the subject of various applications for extension and alteration (03/1192, 02/2492 and 02/1200). The site also accommodates a ruined stone building which is very prominent when coming down the St. Mark's Road towards Ballasalla. Proposed here is the demolition of the stone outbuilding and its replacement with a new detached dwelling shown as a dormer bungalow. Also proposed is the erection of a further dwelling to the east of this in the form of a 5 bedroomed detached property. The site is surrounded by land which is designated for development and which is progressed through the Department. In my view the proposed development accords with the Development Plan and is acceptable in layout and appearance. The only issue is whether there may be a safe means of access and egress to the property. Department of Transport's views have yet to be received. The DoT has objected to the application on the basis that the existing access is inadequate to accommodate the increased level of traffic. the applicant has responded to this by suggesting that the development will not generate significant levels of traffic and that sight lines of up to 95m to the north and 100m to the south are available. However, these measurements to the north are to the western side of the road. The vehicles travelling down on the left had side of the road would not be visible until they are 57m away at the furthest. The requirements for visibility on a 30mph road are 90m although this takes account of motorist travelling above 30mph (PPG 13). The applicant also suggests that the development is for two new properties and that the emerging traffic levels will not be significant. The applicant has suggested that traffic mirrors installed on the other side of the road would assist. I visited the site and was very concerned at the lack of distance between the access and where I was in my car, travelling at 30 from the north, before I could see the access. As such I am not confident that the access would be safe. Brian also mentioned drainage. The proposal involved a biodisc system however there does not appear to be a water course into which the effluent could be discharged. This should be included in reasons for refusal. ### Recommendation Recommended Decision: Refused Date of Recommendation: 23.05.2005

Conditions and Notes for Approval / Reasons and Notes for Refusal

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

• : Notes attached to refusals

R 1.

The Planning Committee is not satisfied that the development could be provided with an access onto the St. Mark's Road which would offer safe levels of visibility to drivers of vehicles emerging from the site. Whilst the drawings show visibility to the north of 95m, this is to the western side of the road whereas traffic approaching the site from the north would be approaching on the other side of the road and would not be seen until much closer to the site (closer than 57m).

R 2. The proposed development would be served by a new Biodisc system. However there is no indication of where this system would discharge into and there would not appear to be a suitable watercourse within easy access of the site. As the land surrounding the site is designated for residential development it is unlikely that land around the site could be satisfactorily used for soakaways or dispersal of the discharge from the new system.

Decision Made : ... Committee Meeting Date : ...

Continuation Sheet

Application No. 05/0395 Page of

confirm reason 1 omit reason 2. SEC 5/8/05