14 July 2023 · Delegated - Principal Planner (Chris Balmer)
3, Auburn Place, Ramsey, Isle Of Man, IM8 2lp
The proposal involves building a single-storey detached garage measuring approximately 6.5m x 6.8m x 3m high with a flat GRP roof, spar dash render walls, and uPVC doors/windows in the rear garden of a two-storey semi-detached house.
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The officer assessed visual impacts and concluded the garage would not be prominent due to screening by thick trees and shrubbery on the boundary, with its rear lane location next to a car park limiti…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design, not harm landscape/townscape character, incorporate trees, not adversely affect amenity/highway safety. Officer tested garage's modest scale, tree-screened position, matching materials, parking provision, and lane access against these, finding compliance with no unacceptable impacts.
Transport Policy 7
Requires parking per standards (2 spaces per unit, one in curtilage behind front building line). Garage provides required curtilage parking, reducing on-street reversing conflicts, confirmed by DOI Highways as improving safety.
Environment Policy 42 - character and need to adhere to local distinctiveness
Prohibits inappropriate backland development harming visual amenity/green spaces. Garage in screened rear garden with tree protection deemed not inappropriate, preserving character.
Strategic Policy 1
Promotes efficient site use with access/landscaping/amenity. Proposal optimises underused rear garden for parking without harming standards.
Strategic Policy 3 - To respect the character of our towns and villages
Protects town character via local materials/design. Spar dash render matches house; flat roof acceptable due to limited visibility.
Environment Policy 13 - Development and flood risk
Prohibits development with unacceptable flood risk. In high tidal flood zone but raised floor (300mm) and resilient materials conditioned; no known flooding history.
Time limit
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.
Approved plans
The development hereby approved including layout, access arrangements, and visibility, shall be provided in accordance with approved plan Drawing No. 02 rev C received 16 March 2023 and retained as such thereafter. No other/additional access provisions may be made. Reason: In the interests of highway safety.
Tree protection fencing
No development may be commenced nor any equipment, machinery or materials be brought onto the site for the purposes of the development until suitable protective fencing has been erected in the location shown on the approved drawing No. OTP-200422, to form a Construction Exclusion Zone ('CEZ'). Within the CEZ nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit. The implemented CEZ may only be removed when the construction work has been fully completed on the site. Reason: to ensure that all trees to be retained are adequately protected from damage to health and stability throughout the construction period to protect and enhance the appearance and character of the site and locality.
Tree protection measures and construction methods
The development hereby approved shall be carried out strictly in accordance with the tree protection measures detailed in the Outline Tree Protection Plan (Drawing No. OTP-200422), Arboricultural Impact Assessment Report prepared by Manx Roots Limited, and dated 7 March 2023, and Planning Statement Relating to Sub-Structure of the Proposed Garage prepared by BB Consulting Engineers. The garage sub-structure be constructed in the manner detailed in the A Planning Statement Relating to Sub-Structure of the Proposed Garage prepared by BB Consulting Engineers and as shown in drawing No. 22-117 - 01 rev A (Proposed Foundation Plan and Cross Section). No continuous strip footings; cantilevered superstructure towards western boundary; pad foundations to be orientated to limit shading of existing tree roots. The proposal shall adhere to the use of heel-mesh metal grids supported by ground screws (Green Grid Systems Rootbridge, 15kN or equivalent) to construct the ramp from the lane to the finished floor level of the garage as outlined in the Arboricultural Impact Assessment. Reason: to ensure that all trees to be retained are adequately protected from damage to health and stability throughout the construction period to protect and enhance the appearance and character of the site and locality.
Arboricultural Method Statement
Prior to the commencement of the development hereby approved an Arboricultural Method Statement (AMS) providing a schedule of a monitoring and reporting programme of all on-site supervision and checks of compliance on all arboricultural matters. The agreed AMS shall be adhered to in full. Reason: to ensure compliance with the tree protection and to protect and enhance the appearance and character of the site and locality.
Proposal provides safer and more convenient parking/turning than current Lezayre Road access; addresses second access conflict points; satisfactory subject to conditions on layout and drainage
no objection
No objection subject to conditions on tree protection plan, arboricultural method statement, specific sub-structure, and ramp construction
Highway Services, DOI Highways, DOI Flood Risk Management, DEFA Forestry, DOI Highways Drainage, and Ramsey Town Commissioners all responded with no objections to application 23/00313/B, several subject to specific conditions related to highways, drainage, trees, and flood risk.
Key concern: Construction within such close proximity to trees can have an adverse impact upon their health
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. Highway Services HDC does not oppose (DNO) the following applications.
DOI Highways
Conditional No ObjectionThe proposal is satisfactory in highway terms for no opposition to be raised subject to conditions for the layout to accord with Drawing 02 C plus details for approval of surface water drainage, if appropriate and necessary.; Recommendation: DNOC
Conditions requested: layout to accord with Drawing 02 C; details for approval of surface water drainage, if appropriate and necessary; s109(A) Highway Agreement
DEFA Forestry
Conditional No ObjectionI have no objection to this proposal subject to the following being made a condition of approval
Conditions requested: Provision of, and adherence to, a detailed tree protection plan.; Provision of, and adherence to, an arboricultural methods statement that includes details of arboricultural monitoring.; Adherence to the garage sub-structure being constructed in the following manner: No continuous strip footings; cantilevered superstructure towards western boundary; pad foundations to be orientated to limit shading of existing tree roots. As outlined in the planning statement and shown in drawing 22-117 - 01A Proposed Foundation Plan and Cross Section.; Adherence to the use of heel-mesh metal grids supported by ground screws (Green Grid Systems Rootbridge, 15kN or equivalent) to construct the ramp from the lane to the finished floor level of the garage. As outlined in the Arboricultural Impact Assessment.
DOI Flood Risk Management Division
Conditional No ObjectionThe proposed building is within a tidal flooding zone and FRM request that the use of floor resilient materials and building practices are conditioned.; DNOC
Conditions requested: use of floor resilient materials and building practices; the building is not to be used as accommodation at any time
Ramsey Town Commissioners
No ObjectionRamsey Town Commissioners have no objection to this proposal.
DOI Highways Drainage
No ObjectionAllowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.; Recommendation: Please be aware off and comply with the clauses above.
