Planning Officer Report

Planning Officer Report And Recommendations {{table:16215}}

Officer's Report

Introduction

1. The application seeks permission for the alterations to drive and vehicular access to a residential dwelling in an area zoned as private woodland or parkland. The application is considered to be acceptable and in accordance with the relevant policies of the Isle of Man Strategic Plan.

The Site

1. The application site is the curtilage of The Old Vicarage, Vicarage Road, Braddan which is situated to the northern side of Vicarage Road. There is an existing stone wall on the boundary adjacent to the highway with a rendered pillar at each end at the entrance to the property. Behind the pillars there are a number of trees which line the driveway. Given that the entrance is not significantly stepped back there is relatively poor visibility when exiting the site.

1. There is another vehicular access to the site, this is 20 metres or so to the west, this entrance is stepped back and has a wooden gate, the gravel driveway is fairly flat and there is a parking/manoeuvring area by the dwelling. There is an existing outbuilding by the dwelling. A number of mature trees surround the site and within the grounds of the dwelling.

The Proposal

1. The application seeks approval for alterations to the driveway and vehicular access. These alterations include the removal of the existing rendered pillars and part of the stone wall in order to continue the wall further along the driveway. The wall would be stone faced to match the existing.

1. The rendered pillars would be stepped back from the highway by approximately 7.5m, there would be new timber electronic sliding gates. The gates would be approximately 1.6m in height.

Planning History

1. In 2009 and 2010 there were previous applications for the repair and replacement of windows.

Development Plan Policies

1. The application site is in an area zoned as private woodland or parkland. Given the nature of the application it is appropriate to consider Environment Policy 3 of the Isle of Man Strategic Plan (20th June 2007).

1. Environment Policy 3

Development will not be permitted where it would result in the unacceptable loss of or damage to woodland areas, especially ancient, natural and semi-natural woodlands, which have public amenity or conservation value.

Consultations

1. Highways Division recommend approval but advised that the applicant should contact Highways before commencement of works.

1. Braddan Commissioners recommend that the application be approved.

1. The Forester of the Department of Environment, Food and Agriculture has advised that they would not raise an objection for these trees to be removed to improve visibility of vehicular traffic. There are several lime trees close by which were planted around the time that Vicarage Road was widened. These are healthy and growing well and would see them as the next generation of trees to take over from the ones that are to be removed.

Assessment

1. The main issues to consider in the assessment of the application are 1) Impact on the character and appearance of the street scene and access 2) Impact on highways safety.

Impact On The Character And Appearance Of The Street Scene And Access

1. The proposed works would not be dissimilar to the existing driveway and access, whilst the area to the front of the entrance would be wider and the driveway would slope upwards towards the dwelling, it is considered that the alterations would not be significantly different to the existing arrangement. Though there would be some differences it is considered that the proposed works would respect the existing character. The Manx Stone wall would be retained and the rendered pillars would be similar to the existing.

1. The proposed works would include the removal of three existing trees; the trees are not considered to be of significant amenity value and would not have a detrimental impact on the surrounding woodland/parkland.

1. It is judged that the proposed alterations and the removal of the three trees would not significantly alter the street scene or the application site as viewed from the highway.

Impact On Highways Safety

1. The set back of the pillars and gates from the highway would allow for a vehicle to wait off the highway without causing an obstruction. The wider entrance would allow for improved visibility and would improve highways safety.

1. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Braddan Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

1. The Department of Environment, Food and Agriculture is not considered an "interested person" under the criteria set out in the Town and Country Planning (Development Procedure) Order 2005, and as such is not afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 13.02.2012

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

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This permission relates to the alterations to drive and vehicular access as shown in drawings 01, 02 and 03 received 10th January 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 13-2-12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : 520nouett Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager