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The site represents the curtilage of an existing dwelling situated on the corner of Fistard Road opposite its junction with Clifton Road North. The property is a detached hipped roofed bungalow with no provision for off road parking. The dwelling has recently had permission for extensions (see below).
The site lies within an area designated as Residential on the Isle of Man Planning Scheme (Development Plan) Order 1982 and draft Port St. Mary Area Plan of 2001.
Planning permission has been granted for the alterations and extension to the property under PA 08/2274.
Proposed now is the creation of off-road parking in the form of a parking space at the south western end of the site, alongside Kenmere, the adjacent property. The space is more than a single vehicle length long - 7.5m and 3m wide. The plans show visibility being available to the south east across the site to the south eastern side of the site, to a distance of 22m straight across the site - almost 30m
around the corner on the road. To the north west there is no visibility shown and a gate post of unspecified height. REPRESENTATIONS Department of Transport Highways and Traffic Division indicate that they have no objection to the application.
Port St. Mary Commissioners express concern that no visibility splays have been shown on the drawings (they are shown to the south east as noted above). To the north west they note that there are already existing accesses and visibility is believed to be acceptable. If the Department of Transport Highways and Traffic Division recommend approval, Port St. Mary Commissioners indicate that they will not oppose the application.
ASSESSMENT
The proposal should be assessed in the light of General Policy 2 of the Strategic Plan where the plan seeks to preserve the appearance of existing residential areas and ensure that alterations result in safe and convenient layouts for those who use them. In this case the application proposes off street parking where there is presently none, which should be an improvement, providing that the access is safe.
Visibility to the south east is shown as being available to a satisfactory standard and to the north west, uphill, the proposal will be similar to the existing vehicular accesses along this stretch of the road. A gatepost is shown in plan – no gatepost should be higher than 1.05m so that drivers of emerging vehicles can see over it.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
The Department of Transport and the local authority are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered "interested persons" and as such should be afforded party status.
Recommendation Recommended Decision: Permitted Date of Recommendation: 04.08.2009 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
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
4 August 2009 09/00987/B Page 2 of 3
C 2. This permission relates to the creation of off road parking as shown and described in drawing reference SK1 and the location plan, all received on 8th June, 2009.
C 3. No new gatepost may be higher than 1.05 m above ground level to enable drivers of vehicles emerging from the site to be able to see approaching vehicles.
I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer
Decision Made : Permitted Date : 15 Anngink 7009
Signed : Senior Planning Officer
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