Officer Report

Application No.: 17/00312/B Applicant: Patricia Anne Caley Proposal: Extension of paved parking area and widening of existing vehicular access Site Address: 6 Mull View Kirk Michael Isle of Man IM6 1AQ Case Officer : Miss Lucy Kinrade Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The application site is the residential curtilage of an existing dwelling situated within the culde-sac of Mull View, located on the eastern side of the Main Road running through Kirk Michael. The existing property is a modern dormer bungalow and sits with 11 other similar styled properties within the cu-de-sac. - 1.2 The existing property has a single garage attached to the main house on the left had side of the front elevation, this has a small area of driveway which fronts on to the cul-de-sac providing 1 off road car parking space. - 1.3 The existing 3.45m wide pillared and paved driveway connects to the lawned garden area at the front of the property which is bound by a garden wall and hedge from the main cul-de-sac road.

2.0 THE PROPOSAL - 2.1 Proposed is the widening of the existing driveway from 3.45m to 6.05m to allow for the creation of 1 additional off road car parking space. The proposal will including the re-instatement of the existing pillar in its new location and the paving of the new drive to match with the existing driveway.

3.0 PLANING HISTORY - 3.1 There are no previous application relevant in the assessment of the current proposal.

4.0 PLANNING POLICY - 4.1 The site lies within an area designated as Predominantly Residential on the Kirk Michael Local Plan of 1994 and outside of the designated Conservation Area. The most relevant policy from the Isle of Man Strategic Plan 2016 in the assessment and determination of the current proposal is General Policy 2. - 4.2 General Policy 2 states:

"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:

• b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• c) does not affect adversely the character of the surrounding landscape or townscape;

• g) does not affect adversely the amenity of local residents or the character of the locality;
• h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• i) does not have an unacceptable effect on road safety or traffic flows on the local highways."

5.0 REPRESENTATIONS - 5.1 Michael Commissioners indicate that they do not oppose the application (18/04/2017) - 5.2 The Department of Infrastructure Highway Services provided comments on the application 10/04/2017 stating that whilst the proposed car parking will be less than the required 6m in length it will still be of sufficient length to accommodate a car and that whilst the proposed space will be in front of a window that this could discourage the driver from utilising the entire length available which could lead to overhanging on the pedestrian footpath. Nonetheless it is considered that an obstruction to the footpath here at the end of the cul-de-sac will have less of an impact on pedestrians in comparison to a through route. - 5.3 Given that the proposal will reduce the demand for on street parking and within the turning head of the cul-de-sac Highways have indicated that they do not oppose the application and consider the lowering of the kerb and footway levels along the entire length of the proposed access to be acceptable.

6.0 ASSESSMENT - 6.1 It is considered that the loss of part of the boundary wall and hedging in this location will have very little impact on the character of the existing property, streetscene and amenities of the local neighbours. Nonetheless the significant improvements to highway safety which will be achieved through the proposal would significantly outweigh any concerns of the loss of the boundary wall and the hedge in this instance.

7.0 RECOMMENDATION - 7.1 Overall it is considered that the application complies with the relevant parts of General Policy - 2 and is therefore recommended for approval.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 25.05.2017 Conditions and Notes for Approval: 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

This approval relates to Site Plan, Elevation and Plan drawings of the existing and proposed driveway and associated photographs all date stamped and received 20/03/2017.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 31.05.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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