9 August 2023 · Delegated - Principal Planner (Jason Singleton)
Plot 3, Glen Auldyn, Ramsey, Isle Of Man, IM7 2ad
The proposal involves building a detached workshop/garden store measuring 8.2m wide by 8.7m deep at the rear of Plot 3, part of a recently approved dwelling in an area of Proposed Low Density Housing in Parkland.
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The site lies within an area designated for Proposed Low Density Housing in Parkland, guided by Planning Circular 8/89 which requires substantial houses in at least 1 acre of grounds, well designed an…
General Policy 2
General Policy 2 sets general standards for development. The officer assessed the proposal as compliant, having no adverse impact or effect upon the countryside or harm to the character and quality of the landscape, and no significant adverse impacts upon public or private amenities.
Planning Circular 8/89 - Low Density Housing in Parkland
Requires houses in at least 1 acre of grounds, substantial in size, well designed and finished to high quality. The site is in such a designated area; the ancillary store complements the main dwelling, is subservient and screened, establishing appropriateness in principle for residential outbuildings.
Residential Design Guidance 2021
Encourages good design and sets out measurement of impacts on adjacent dwellings. The proposal was found to comply, with design approach matching the main house and no amenity harm.
Environment Policy 10 - Development and flood risk
Provides guidance on flood risk. Addressed via parent approval and condition restricting use to avoid habitable space issues in flood-prone area.
Environment Policy 13 - Development and flood risk
Provides guidance on flood risk. Noted surface water flooding but mitigations via services above flood levels and ancillary use condition.
Environment Policy 4
Guidance on impact on ecology. DEFA Fisheries no objection; issues addressed in parent approval.
Transport Policy 4
Guidance on highways/parking. Highway Services confirmed no highway safety or parking impact.
Transport Policy 7
Guidance on highways/parking. Highway Services confirmed no highway safety or parking impact.
Environment Policy 42 - character and need to adhere to local distinctiveness
Cited in planning history appeal regarding visual impact and character. Minister approved parent application despite inspector's concerns, noting land use designation allows substantial properties.
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.
Ancillary use only
The workshop/garden store within the ground floor and store within roof space of the proposal hereby approved shall only be used in association with the main dwelling house located on "Plot 3" and for purposes incidental to the use of main dwelling house on "Plot 3" as a single dwelling and shall not be occupied as an independent dwelling unit and only in accordance with the internal layout shown on plan 20 received on the 12.07.2023. Reason: The application does not propose to create separate units of accommodation within the site and has not been considered as such; to prevent the accommodation being used as self-contained/tourist accommodation which is unrelated to the main dwelling house; avoiding any future fragmentation of the curtilage; and the living accommodation being used separately from the main dwelling house would result in a unacceptable level of overlooking of the occupants of the main dwelling house.
no significant negative impact upon highway safety, network functionality and /or parking
No objection
Highway Services, DEFA Fisheries, and DOI Flood Risk Management raised no objections to application 23/00804/B subject to specific conditions, while Lezayre Parish Commissioners deferred their response.
Key concern: The property suffers from surface water flooding
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.
DEFA Fisheries
Conditional No ObjectionDEFA, fisheries have no objections to this development from a fisheries perspective, provided that there is no adverse effect on the adjacent watercourse.
Conditions requested: precautions will be needed to reduce the possibility of harmful materials such as concrete or washings entering the river
Department of Infrastructure Flood Risk Management Division
Conditional No ObjectionDNOC; Flood mitigations should be observed. Services from above and installed above potential flood levels. The garage should not be used as sleeping accommodation.
Conditions requested: Flood mitigations should be observed; Services from above and installed above potential flood levels; The garage should not be used as sleeping accommodation
Lezayre Parish Commissioners
No CommentThe Commissioners would like to defer the submission of any comments on the above planning application until 8th August 2023.
