Planning Officer Report

Officer's Report

Application No.:	13/00213/B
Applicant:	Mr Gary Leonard Holdaway
Proposal:	Creation of a pedestrian access (retrospective)
Site Address:	2 Ballanoa Meadow Santon Isle Of Man IM4 1HQ
Case Officer:	Miss Laura Davy
Photo Taken:
Site Visit:
Expected Decision Level:	Officer Delegation

The Site

1. The application site is the curtilage of 2 Ballanoa Meadow, Santon which is a small residential estate accessed off the Moaney Road. The property is two storey semi detached and is situated to the northern side of the cul-de-sac. The applicants have recently constructed a two storey extension to the side of the property.

The Proposal

1. The application seeks approval for the creation of a pedestrian access in the rear boundary of the property which backs on to Moaney Road. The access would be created in the sod bank and would have a timber gate onto the highway.

Planning History

1. The previous planning applications are not considered to be specifically material in the assessment of the current application.

Development Plan Policies

1. The application site is within an area zoned as "Predominantly Residential" identified on the 1982 Development Plan. Given the nature of the application it is appropriate to consider General Policy 2 of the Isle of Man Strategic Plan (20th June 2007).

1. General Policy 2

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:

a) Is in accordance with the design brief in the Area Plan where there is such a brief; 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; d) Does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) Does not affect adversely public views of the sea; f) Incorporates where possible existing topography and landscape features, particularly trees and sod banks; 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; j) Can be provided with all necessary services; k) Does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) Is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) Takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) Is designed having due regard to best practice in reducing energy consumption.

Consultations

1. Highways Division do not oppose subject to imposition of condition: "Gate to open inwards. Steps to be on private land and not the highway"
2. Santon Commissioners have not commented

Assessment

1. The application seeks approval for the creation of a pedestrian access in the roadside boundary. The main issue to consider in the assessment of the application is the impact upon the character and appearance of the street scene and locality in general.
2. The proposed pedestrian access would be a fairly modest in terms of its impact on the roadside frontage. It is considered that the addition of the timber gate set within the existing hedging would not adversely affect the character and appearance of the street scene or locality in general.
3. For the above reasons the application is considered to be acceptable and is recommended for approval.

Party Status

1. The local authority, Santon 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.
2. 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.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 26.03.2013

Conditions and Notes for Approval / Reasons and Notes for Refusal

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

O : Notes attached to refusals

C 1.

This permission relates to the creation of a pedestrian access as shown in drawings location plan, site plan, elevation and floorplan/site plan received 19th February 2013.

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: 26/3/13

Determining officer (delete as appropriate)

Signed: A. Nour Anthony Holmes Senior Planning Officer

Signed: _________________________ Michael Gallagher Director of Planning and Building Control

Signed: _________________________ Sarah Corlett Senior Planning Officer

Signed: _________________________ Jennifer Chance Development Control Manager