DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/00480/B Applicant: Mr Jack Iddon Proposal: Erection of a detached garage and store building Site Address: 12 Fairway Drive Ramsey Isle Of Man IM8 2BA Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.07.2023

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. Before commencement, drainage Details of the new driveway is to be approved by the Department in writing and the approved details shall be finished before the garage is in use. Reason: in the interest of protecting drainage infrastructure.
• C 3. The garaging/motorcycle store within the ground floor extension hereby approved shall only be used in association with the main dwelling house "12 Fairway Drive" and for purposes incidental to the use of main dwelling house "12 Fairway Drive" as a single dwelling for no commercial purposes and only in accordance with the internal layout shown on plan SM23/597/1 received on the 14.04.2023.

Reason: To ensure adequate off-street parking for the main dwelling house "12 Fairway Drive" and in the interests of neighbouring amenities.

This application has been recommended for approval for the following reason. The proposed garage/storage room fits in with the character of the area and has no unacceptable impact on neighbouring amenities.

Plans/Drawings/Information;

This approval relates to the documents and drawing no. SM23/597/1, SM23/597/2 date stamped as having been received on 14th April 2023. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is the 12 Fairway Drive, Ramsey, a detached dwelling located on northeast of the end of the cul-de-sac of Fairway Drive. The house has an integrated garage at the moment.

2.0 THE PROPOSAL - 2.1 The proposed is the erection of a single garage/storage room to the south of the house. - 2.2 The proposed garage/storage has a pitch-roof on the front section and flat-roof at on the rear section.

3.0 PLANNING HISTORY - 3.1 There is no previous application considered materially relevant to this application.

4.0 PLANNING POLICY Site Specific

4.1 The site is within an area designated as Predominantly Residential in the Ramsey Local Plan 1998. Strategic Policy - 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:

• o Strategic Policy 3 and 5
• o General Policy 2 (b) (c) (g) (m) (n)
• o Community Policy 7 and 10

PPS and NPD

4.3 There is no planning policy statement or national policy directive considered materially relevant to this application.

5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance

5.1 The Residential Design Guide (July 2021) contains the following policies that are considered materially relevant to the assessment of this current planning application: o Chapter 5 Architectural Details - 6.0 REPRESENTATIONS

6.1 Ramsey Town Commissioners does not object to this application (25.05.2023).

6.2 DoI Highway Services does not object to this application (28.04.2023). The comment states there is no significant negative impact upon highway safety, network functionality and/or parking.

6.3 DoI Highway Drainage wrote in (20.06.2023) reminds the applicant that no surface water should be discharged onto a public highway.

7.0 ASSESSMENT Elements of Assessment

7.1 The key considerations in the determination of this application are its impact on the character and streetscene of the area, on highway safety and on neighbouring amenities.

7.2 The garage is visible from the road. The pitched roof at the front fit in with the existing roofscape. The flat roof element at the back, while is not favourable on the island, is wellconceived and works with the existing dwelling. Therefore, while the flat-roof element fails to maintain the character of the area, it is not considered to be sufficient reason for recommending refusal. - 7.3 The additional driveway pass the 50% remaining front garden requirement when disregard the area of the front garden that will be occupied by the proposed garage. Therefore, the visual impact on the additional driveway is considered to be acceptable. - 7.4 As there is no objection from highway services, it is considered that there is no negative impact on highway safety. - 7.5 The proposal is single-storey and is therefore considered to not have an overbearing or overlooking impact on neighbouring amenities. - 7.6 There is a window on the east elevation. However, it is shielded by existing vegetation and fence from overlooking into the rear of Claughbane Drive. Therefore, it is considered that there is an acceptable level of impact on overlooking.

- 8.0 CONCLUSION

8.1 The proposed garage/storage room fit in with the character of the area and has no unacceptable impact on neighbouring amenities. Therefore, it is recommended for an approval. - 9.0 INTEREST PERSON STATUS

9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land which the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 9.2 The decision-maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status.

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: 14.07.2023 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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