DEC Officers Report

Planning Officer Report And Recommendations {{table:39663}}

Officer's Report

1.0 The Application Site

1.1 The application site is the curtilage of No. 43 Ballaquane Park, Peel, a single storey detached property located at the end of a cul-de-sac on the northern side of the highway.

2.0 The Proposal

2.1 The planning application seeks approval for the widening of the existing vehicular access by 2 metres which comprises the removal of a section of the front boundary wall and internal wall.

2.2 Also proposed is the enclosure of the existing car port which comprises the installation of a garage door, removal of timber boarding with the resultant apertures bricked up to match the existing boundary wall and installation of a new window to the rear of the converted car port.

3.0 Planning History

3.1 The application site has been the subject of four previous planning applications which were all granted planning approval and have been listed below:

PA 98/00437/B: Erection of conservatory and installation of four replacement windows. PA 96/00060/B: Alterations and extensions to provide additional living accommodation. PA 87/04607/B: Erection of front porch and rear store. PA 99/01976/B: Erection of carport and garden store.

4.0 Planning Policy

4.1 In terms of local plan policy, the application site is within an area zoned as Predominately Residential under the Peel Local Plan 1989.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically relevant to the assessment of this current planning

application:

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:

• (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."

5.0 REPRESENTATIONS

5.1 The Department of Infrastructure Highway Services do not oppose the current planning application (05/01/2015).

6.0 ASSESSMENT

6.1 The fundamental issues to consider in the assessment of this current planning application are the impacts upon highway safety by the proposal works and secondly, the visual impact of the proposal upon the street scene.

6.2 With regards to the impact upon highway safety, the increase in the width of the access would provide improved accessibility and visibility to the persons using the access and will likely benefit all users of Ballaquane Park as well as other users of the application site. It is also important to acknowledge that Highway Services have no objection to the proposal.

6.3 In terms of the level and scale of the vehicular access alterations, the overall development is considered relatively modest. There would not be an overly huge increase in the width of the access. There is within the immediate locality a mixture of front boundary treatments and there is also a variety of front garden and parking layouts. For that reason the proposal is not considered to be out of keeping within the locality given the mix and appearance of existing boundary treatments and vehicular accesses within Ballaquane Park.

6.4 The alterations proposed to the existing car port, installation of a garage door, blocking up of existing timber boarding on the north eastern elevation and the installation of a new window on the rear elevation, are deemed relatively minor forms of development and are not considered to harm the appearance of the application building as viewed within the street

scene or have a harmful impact upon public amenity in general.

7.0 Recommendation

7.1 Overall it is concluded that the planning application is in accordance with General Policy 2 of the Isle of Man Strategic Plan 2007 and as such the planning application is recommended for approval.

8.0 Party Status

8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation Recommended Decision: Permitted Date of Recommendation: 12.01.2015 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 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 Drawing no. 1272.1, 1272.2, 1272.3, 1272.4 and Location Plan all date stamped as received on 12th December 2014.

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

Determining officer (delete as appropriate)

Signed : ... Chris Balmer Senior Planning Officer	Signed : ... Sarah Corlett Senior Planning Officer
Signed : ... Michael Gallagher Director of Planning and Building Control	Signed : Jennifer Chance Head of Development Management