Planning Officer Report

Planning

Officer's Report

Ballaquane Peel Isle Of Man IM5 1PS

Access and parking only Insufficient parking Access to site

Party status

The site represents the curtilage of two existing and interesting dwellings - "The Priory" and "Seahaven" situated between Ballaquane Avenue and Cowley Terrace.

Proposed here is the removal of two low stone walls and a small triangle of garden and some grass to provide car parking facilities.

The wall whilst low seems to be of the same material and construction as the main walls behind.

There would not appear to be a lot of space and the objectors suggest that there is ample parking elsewhere, accessed from the lane to the rear of and parallel to Ballaquane Avenue.

The works would also affect - adversely in my view - the setting of Gothic arched walls.

Discuss with the Conservation Section.

The application seeks approval for the erection of 39 dwellings with associated roads, sewers, public open space and landscaping on a parcel of land to the rear of the Crosby Hotel, Crosby.

The application site, which is zoned for residential development under the 1982 Development Plan, has a planning history related to its residential development. Whilst one previous planning application, 98/01538/B, for residential development was refused the application site did subsequently gain and has extant approval for 41 dwellings through approval of planning application, 03/00166/B. That previous planning application was the subject of an appeal and the appointed Planning Inspector concluded the proposed development would make efficient use of the site and provide dwellings with a satisfactory level of amenity, in a pleasant environment. The layout of the development proposed by the current planning application is very similar to the previous one, albeit for two less dwellings and a different access. The current planning application now proposes to access the site via Eyreton Lane. This change removes the previous approvals need to demolish a dwelling in and take access through Ballaglonney Close, which actually meant that part of the proposed development was outside the area zoned for residential development.

Amended drawings were submitted in response to an objection from the Department of Transport Highways Division. After viewing these amended drawings, which were advertised and circulated, the Department of Transport Highways Division advised that they considered there to be no adverse traffic impact subject to condition. The proposed landscaping should be taken from drawing no. 2200_A_PL_101 rev. I date stamped the 25th August 2005, rather than the drawing actually called Landscaping, as this only entails work within the confines of the application site.

There are a significant number of objections to the planning application from local residents. These objections can be summarised as concern about the zoning of the