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10 Ballaterson Road, Peel, Isle of Man IM5 1BJ Tel: 426277 email: [email protected]
Existing Site “Jasmine” is a three bedroomed semi-detached house which fronts onto the “A3” Ramsey to Kirk Michael Road.
The application site is the residential curtilage of Jasmine, 3 Auburn Place, Lezayre Road, Ramsey, a two storey semi-detached house situated within the heart of Ramsey. The residential property has a pebble dash finish to the main walls and natural slate roofing to the duo-pitched roof, with white UPVC double glazed windows and door to the rear elevation. Photographs of the existing property are included on CJ Design Limited drawing numbered 2022/33/01, submitted as part of this planning application.
A single off road parking space is provided to the front of the property via Lezayre Road however there is insufficient space within the residential curtilage to allow a vehicle to turn around. Therefore, any vehicle using this space has to stop on Lezayre Road and reverse off the highway, causing a temporary blockage of the carriage whilst the vehicle reverses. Photographs of the existing off road parking provision from Lezayre Road are included on CJ Design Limited drawing numbered 2022/33/01, submitted as part of this planning application.
The dwelling has a large rear garden that comprises a fenced and secure lawn area abutting the property with an area of overgrow garden abutting the rear access lane. There is one registered mature tree on the boundary of the garden with four further registered mature trees on land not within the application site. All trees in the vicinity of the application site are indicated on CJ Design Limited drawing numbered 2022/33/01, submitted as part of this planning application and identified in the tree surgeon’s report also submitted as part of this application.
The rear of the property exits onto the “dead end” of an Adopted lane (U145) which exits onto Lezayre Road next to the Ellan Vannin Fuels petrol station. This lane serves a number of garages and parking areas that are at the rear of individual properties in Albion Terrace and Auburn Place. There has always been a pedestrian exit from part way down the lane onto the “Shoprite” car park. Some years ago, that exit was widened slightly and so residents do also use that access into / out of the lane for their vehicles. Photographs of the rear access lane and access into Shoprite carpark are included on CJ Design Limited drawing numbered 2022/33/01 included as part of this application.
Of the twelve properties (eleven excluding Jasmine) that back onto the lane, six have a garage that has access onto the lane and five have a parking area that exits onto the lane. The only property with just a pedestrian gate onto the lane is Jasmine. None of the properties that have a garage accessing the lane also have a parking area (it is either one or the other).
The application site and rear garden has limited visibility from Shoprite carpark and the rear access lane, virtually none when the trees are in leaf.
Planning History Following a search carried out on the Planning Department website it would appear the application site has not been subject to any previous planning applications.
Pre-Application Advice During the design process pre-application consultation have taken place with the Planning Department. These consultations have been in the form of email correspondence. The advice given in the pre-application consultations have been taken on board by the applicant and incorporated into the drawings and Supporting Information Statement that form the basis of this application.
A copy of the proposed garage building and site location to indicate access has been issued to the Highway’s department for their initial comments. At the request of the Highways department, the existing visibility splays from the adopted lane onto Lezayre Road have been indicated along with the visibility splay from the proposed garage onto the rear lane.
Client Statement “Jasmine” has been in our family ownership for in excess of forty five years. Throughout that time it was our family home, purchased with the assistance of an IOM Government home loan. My father continued to live there after my mother passed away nine years ago until just over two years ago when the property became too large for him. We intend to retain the property in the family.
Throughout almost the whole of the forty five years, my parents rented nearby garages to store gardening equipment and furniture, household belongings and a motorbike. Permanent long-term tenure of a rented garage is not guaranteed. We had plans prepared over thirty years ago to build a garage at the bottom of the garden (each of the other two properties in Auburn Place that have access to the rear lane have already built garages accessing that lane whilst the fourth property in Auburn Place has a garage accessed from the front of the property). My father then decided not to proceed with an application to build the garage because he had retired (being sixty five years of age at that time) and preferred to rent a nearby garage rather than incur the capital cost outlay of building a garage.
The garage now proposed would be sufficiently large so that it could house a car together with gardening equipment and furniture, household belongings and a motorbike. It would sit neatly into the area and would not be unsightly or intrusive to neighbours or the public in general. Access would be via the Adopted lane referred to above. “Jasmine” is the last property at the “bottom” of the lane and so there is no passing vehicular traffic or pedestrians. The proposed garage is located in a similar
position to the scheme produced a number of years ago and is set back approximately 3m from the property boundary with the rear lane to help improve access and egress. The rear lane has a width in excess of 6.5m adjacent to the site which should allow vehicles to either enter the garage in a forward direction and reverse out (turning within the lane) or alternatively allow the vehicle to turn in the lane and reverse into the proposed garage.
There are several mature trees in the vicinity of the bottom of the “Jasmine” garden, three of which would be potentially adversely impacted by the proposed garage. We have therefore engaged the services of professionally qualified tree surgeons, Manx Roots Limited, to advise on how the garage could be constructed with minimal impact on those trees and their rooting systems. Manx Roots Limited have worked alongside our consulting engineers to identify a practical and economic solution. A copy of Manx Roots Limited’s report is enclosed as a part of this planning application.
Current Proposals This application seeks full planning approval for the erection of a detached single storey garage structure within the rear garden of Jasmine, 3 Auburn Place, Lezayre Road, Ramsey.
Although there is a single off road parking space via Lezayre Road available to the front of the property, due to the limited manoeuvrability of a vehicle within the site this facility is quite difficult to access safely, especially during busy periods of the day. Visibility is good in both directions but a vehicle needs to stop on Lezayre Road and reverse into the space therefore causing a temporary blockage of the main carriageway. The proposals would allow safer off road parking provision accessed from a little used rear lane which has good visibility onto the main Lezayre Road.
The applicant would like to construct a detached garage building of sufficient size to provide covered parking for a motor vehicle within the grounds of the residential property containing additional space for storage of gardening equipment and furniture, household belongings and a motorbike. The shape of the proposed structure is dictated by the line of the site boundary and would not be suitable for a pitched roof structure for this reason. There are a number of similar sized flat roof structures along the rear access lane. The external wall finish and window / door materials have been chosen to reflect the existing residential property.
The rear garden of the property is generally not visible to members of the public from a public highway and can only be seen by the residents of the adjoining properties and from Shoprite carpark.
We have reviewed the Residential Design Guide 2021 and understand the planning department’s preference in relation to flat roof extensions. Whilst traditional edged flat roofs are not generally supported by the guidance given in the Residential Design Guide, it is hoped due to the very limited public visibility of the flat roof from the public highway and the additional screening provided by the existing mature foliage along the rear access lane there will be no detrimental visual impact caused by the flat roofed proposals in accordance with current design guidance. Therefore, it is hoped the proposals will be acceptable in this instance.
From the very outset of the scheme design, the potential impact of any development in the proposed location on the existing mature registered trees has been considered. To this effect a qualified arboriculturist has been engage to provide advice during the scheme development stage to ensure any impact on the surrounding tree roots is kept to a minimum. Various methods of construction have been discussed, especially in relation to the proposed foundations required, and a Structural Engineer has been engaged to develop a suitable foundation design to help minimize any potential impact on the tree routes. The Arboriculturist’s report and initial Structural Engineer’s foundation design have been incorporated as part of this planning application to indicate any potential impact of the proposed development on the existing trees should the application be successful.
The site is identified as siting within an area at high risk of tidal flooding however the applicant is not aware of any flooding events during their (and their parents) ownership. By raising the finished floor level of the garage 300mm above the surrounding ground level to mitigate the effect on tree roots, it also protects the building from potential future flooding events.
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