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Application No.: 21/01256/B Applicant: Richard Griffiths Proposal: Widening of access (retrospective) and the creation of additional hardstanding Site Address: 1 Windermere Drive Onchan Isle Of Man IM3 2DQ Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 17.03.2022 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions 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. The application accords with General Policy 2 (b, c, g, h and i) of the Isle of Man Strategic Plan 2016 and the general principles set out in the Residential Design Guide 2021.
This approval relates to drawing numbers 16/2591/04 A and 16/2591/03B both date received 14/02/2022 and email from the agent dated 11/02/2022.
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
1.0 SITE - 1.1 The application site relates to No.1 Windermere Drive, Onchan an existing detached dwelling located on the north-eastern side of the road and a short distance from the main junction with Whitebridge Road. The property has an attached flat roof garage on one side and an existing driveway to the front which appears to have already been widened without permission.
2.0 PROPOSAL - 2.1 Proposed is the retrospective widening of the existing access and driveway, and further approval sought for the creation of an additional area of hardstanding in the front garden measuring approx. 4m x 3m. - 2.2 The current proposal follows from the original submission which failed to include the retrospective widening of the access. This was also picked up in first comments received from DOI. The application was re-advertised with new drawings and updated description accordingly.
3.0 PLANNING HISTORY - 3.1 The site has been subject to one previous application relating to a replacement conservatory extension although not considered materially relevant in this case.
4.0 PLANNING POLICY - 4.1 The site is designated as residential on the Area Plan for the East 2020. Therefore it is appropriate to consider paragraph 8.12.1 and the general design standards set out in General Policy 2 of the IOM Strategic Plan 2016 along with the general advice set out in 6.3 of the Residential Design Guide in respect of driveways and car parking and not removing over 50% of the garden area. The site is not recognised as being at any flood risk on flood maps.
5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. - 5.1 Onchan Commissioners - In support (01/12/2021 and 10/03/2022) - 5.2 Department of Infrastructure (DOI) Highway Services - initially requested more information on 03/12/2021 to address the unlawful widening of the access and reasons for the extended hardstanding which would not be easily accessed if other vehicles are parked on the existing drive. Following the receipt of updated drawings and an explanation from the applicant as to the use of the additional hardstanding as an area for fixing of cars or parking of a trailer and which does not require direct access to the highway and so there are to be no significant highway safety or network issues. The proposal is acceptable so long as all access works are carried out in accordance with the submitted drawing No.16/2591/03B. The Applicant to note the need for s109(A) Highway Agreement and highway licences.
6.0 ASSESSMENT - 6.1 The matters to consider in the assessment of the application is whether there would be any highway safety or visual impacts as a result of the widened access and extended driveway works. - 6.2 The widening works have already taken place to the existing operational access and these changes provide additional off road parking without making worse the visibility from the access. No new highway safety issues are expected. The proposal now also includes a further widening of the driveway into the front garden of the property. This will result in the loss of some of the frontage but not to such an unacceptable level so as to significantly harm the
overall appearance of the site or surrounding estate and minded of the intended use the proposal is not expected to create any highway issues. The proposal is considered to accord with General Policy 2 (b, c, g, h and i) and with the general principles of the Residential Design Guide 2021.
7.0 CONCLUSION - 7.1 While DOI have requested a condition to ensure all the access works are carried out in accordance with the submitted drawings, given that the access works have already taken place it would be unnecessary. The proposal is considered acceptable in to comply with General Policy 2 (b, c, g, h and i) of the Isle of Man Strategic Plan 2016 and the general principles set out in the Residential Design Guide 2021.
8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
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: 18.03.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner
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