Officer Planning Report October 2004

Planning Report And Recommendations {{table:92407}} ### Considerations {{table:92404}} ### Written Representations We have received 1 private representation for this application. ### Consultations {{table:92405}} {{table:92406}} ### Policy

Officer's Report

The site relates to East Lodge, Main Road, Crosby. Once associated with West Lodge, it is now a dwelling in its own right. Whilst West Lodge retained the off street parking area, East Lodge when separated was left with no parking.

It is now proposed to knock down the wall and excavate the land behind to provide off street parking.

The works have largely already been carried out on site.

Planning History

PA 02/2136 - Removal of part of front wall to create access for off road parking, East Lodge - refused initially, at Review and at Appeal.

The Inspector found the plans unclear and concluded that 'provision of the off road parking space would almost inevitably lead to reversing off or onto the highway.'

He also concluded that 'the remaining walls would form a substantial obstruction to visibility for a driver emerging especially if reversing.'

Now proposed is the removal of 9.39m of walling along the front boundary, and excavation to allow the formation of a new garden retaining wall around the side and back of the dwelling to for a level parking area.

Given the extent of the works it would be in my opinion possible to drive vehicles in and manoeuvre on site to allow exit in forward gear. Comments from Highway's Division are still awaited.

The impact on the appearance of the street scene would be detrimental but the applicant has demonstrated that vehicles could be parked safely. Highways may comment on the sight splays but it is judged that the application addresses the previous reasons for refusal. The appearance of the retaining wall would be improved by rendering the block work finish. Harm is not considered to be so great so as to warrant refusal.

Update

The Highways Division has not objected.

Recommendation

Recommended Decision : Permitted

Date of Recommendation : 17.09.2004

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. This approval relates to the drawing numbers 2004/EL/01, 2004/EL/02, 2004/EL/03, 2004/EL/04, 2004/EL/05 submitted on 2nd July 2004.

C 2. The retaining wall must be topped with coping stones within 3 months of the date that this decision becomes final.

C 3. The trellis work and planting as specified in the letter dated 10th October 2004 must be carried out in the first planting and seeding seasons following the completion of the development. Any plants which

within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased must be replaced in the next planting season.

C 4. Within three months of the date that this decision becomes final a drawing must be submitted to and approved by the Planning Committee after consultation with the Highways Authority to show reinstatement of part of the front boundary walling. This drawing should show a reduction in the size of the opening but should retain sight lines of 2 metres (x distance) x 60 metres (y distance). Within six months of the date that this decision becomes final the boundary walling so approved shall be reinstated on site to match in finish the existing walling to the front of East Lodge.

N 5. The vehicle footway crossing shall be constructed in compliance with Manx Roads 2.

N 6. The applicant must obtain approval from the Operations Section of the Department of Transport before carrying out any work within the highway.

Decision Made : Approve Committee Meeting Date : 22-10-04

Application No:	14136c	Page of
Views Expressed - Name		Invite	Inform
Applicant
Marown Coma.
Dot Highways.
M. Quayo, MHK.