Officer Report

Application No.: 15/00859/B Applicant: Mr Robert & Mrs Lynda Berry Proposal: Widening of existing driveway and vehicular access Site Address: 23 The Meadows Kirk Michael Isle Of Man IM6 1EU Case Officer : Miss S E Corlett Expected Decision Level: Officer Delegation

Officer’s Report THE SITE

1.1 The site is the residential curtilage of an existing dormer bungalow which sits on the south eastern side of The Meadows in Kirk Michael village. The property is detached and has an integral garage with a single vehicle driveway leading up to it. This driveway is currently 3m wide. THE PROPOSAL - 2.1 Proposed is the widening of the driveway to 6m, taking areas of existing wall and lawn on each side. There are not currently, nor are there proposed to be any gate pillars. PLANNING STATUS AND POLICY - 3.1 The site lies within an area designated as Predominantly Residential.

3.2 As such, there is a presumption in favour of developments which are associated with the residential use of the land as set out in General Policy 2 of the Strategic Plan subject to the following criteria which are considered to be relevant:

• b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space 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 adverse effect on road safety or traffic flows on the local highways."

3.3 The Kirk Michael Local Plan also requires that each residential property has at least 1.5 parking spaces available to it but with a proposed increase to 2 parking spaces due to the relatively remote location of the village. These figures may include a garage.

PLANNING HISTORY

4.1 The dwelling was approved under PA 91/04041/B. No further development has been proposed on this plot.

• REPRESENTATIONS
• 5.1 Department of Infrastructure Highway Services indicate that they do not object to the application (14.08.15).

5.2 Michael Commissioners indicate that they do not object to the application (13.08.15). ASSESSMENT - 6.1 This issues in this case are whether the removal of existing garden will result in an adverse impact on the streetscene and whether the change in access will result in any harm to highway safety for pedestrians. Sometimes the removal of garden to make a wider access can improve vehicular parking and pedestrian safety but can also have an adverse impact, reducing the amount of greenery in the streetscene and particularly if there is relatively little garden or green space there. In this case, the majority of the properties on this side of the road have relatively large expanses of grass: one has not (number 7).The result of increasing the amount of hard surfacing in the application case will have a negligible impact on the streetscene or the property itself and would not establish a negative precedent elsewhere in the street if neighbours wished to follow suit. The widened drive will enable a further vehicle to park off the road whilst still retaining half of the green garden area which is considered acceptable.

6.3 The existing boundary to the highway is formed by a low wall and as such visibility of approaching pedestrians will be no different to how it is at present.

6.4 The application is recommended for approval. PARTY STATUS - 7.1 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, in this case, Department of Infrastructure Highway Services 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: 28.08.2015 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 the drawings and information received on 30th July, 2015.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Head of Development Management. Decision Made : Permitted Date : 01.09.2015 Determining officer Signed :…………J CHANCE…….. Jennifer Chance Head of Development Management