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Application No.: 22/01396/B Applicant: Mr Neil & Miss Jennifer Campbell & Costain Proposal: Installation of a window to the southwest elevation. Installation of a window to the southeast elevation. Widening of existing drop kerb. Site Address: 3 Erin Crescent Port Erin Isle Of Man IM9 6FD Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.01.2023
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016 and in turn the Residential Design Guidance 2021.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 11th November 2022;
Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE
1.1 The application site is within the curtilage of 3 Erin Crescent, Port Erin which is a two storey property with attached garage situated to the Western elevation. - 1.2 The property currently has two parking spaces to the front of the property. THE PROPOSAL
2.1 The current planning application seeks approval to convert the existing garage to a store room/ utility/ bathroom, which includes the installation of two windows one to the South East elevation and one in the South West elevation. - 2.2 The proposal also seeks permission to install a drop curb, in front of the originally approved car parking space approved under PA05/00897/B. PLANNING HISTORY
3.1 There is one previous application with is relevant to this assessment, PA05/00897/B which was for, "Removal of grassed area to the front of the property and creation of a hardstanding car parking space," which was approved. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the South, Map 7 - Port Erin/ Port St Mary. The property is not within a Conservation Area or a Flood Risk Zone.
4.2 Given the nature of the application it is appropriate to consider paragraph 8.12.1 and the general design standards set out in General Policy 2 of the IOM Strategic Plan 2016 along with the general advice set out in 6.3 of the Residential Design Guide in respect of driveways and car parking and not removing over 50% of the garden area. Also relevant is Transport Policy 7 in association to Appendix 7 which sets out acceptable parking standards. REPRESENTATIONS - 5.1 The following representations can be found in full online;
5.2 Highway Services have considered the proposal and state, "The proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services Development Control raises no objection to the proposal. The Applicant is advised that a S109(A) Highway Agreement is needed after the grant of planning consent." (14.12.22)
5.3 Port Erin Commissioners have considered the proposal and recommend Approval. (14.12.22) ASSESSMENT
6.1 The main consideration when looking at the proposal is whether the reduction of the car parking space within the garage will impact the recommended two spaces required under Transport Policy 7, whether the proposal will alter how the property is viewed within the overall streetscene and whether the proposal will impact Highway Safety.
6.2 Firstly when looking at the proposed alterations to the main dwelling to alter the garage into a store/ utility and bathroom area, you can see that the original garage door is to be kept, as such from a streetscene point of view there will be no impact.
6.3 Turning towards whether there will be an impact upon the neighbouring property to the South West, No.5 Erin Crescent, it can be seen that No.5 is at a higher elevation than No.3, with the higher elevation and the separation fencing between the properties there should be no impact from the installation of the new window to this elevation.
6.4 The driveway works are altering a dropped curb in front of an already existing driveway, which has approval. It is noted that Highway Services have stated that the visibility splay given is not suitable but overall the proposal is not expected to make worse any existing arrangements or visibility from the existing or proposed access and thus no new highway safety issues are expected and the level of development proposed is acceptable and to comply with General Policy 2 (h and i). CONCLUSION - 7.1 On balance and for the above reasons the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted Date: 03.01.2023 Determining officer
Signed : A MORGAN Abigail Morgan Principal Planner
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