29 November 2023 · Delegated - Head of Development Management (Stephen Butler)
River House, Riverside, Ramsey, Isle Of Man, IM8 3da
The proposal involves building a new 17m long x 9.1m wide x 3.9m high garage/workshop clad in Juniper Green for 6 cars and workshop use, located adjacent to the Sulby River, with the existing courtyard garage removed and rebuilt to match.
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The officer assessed the proposal against multiple policies and found no unacceptable impacts on visual amenity, residential amenity, highway safety, or other matters.
General Policy 2
Requires general standards for acceptable development including no harm to character, appearance, amenity, or highway safety. Officer found proposal compliant as garage's design, scale, and green cladding blend with site's wooded context, no neighbour impacts due to screening, and adequate parking.
Transport Policy 7
Requires appropriate parking provisions for residential properties. Garage provides space for 6 cars plus workshop, ensuring sufficient on-site parking without impeding highway views or safety.
Environment Policy 7
Guides developments near watercourses to avoid adverse impacts. Site drainage flows to existing hardstanding with stone walls containing runoff; condition prevents construction discharges to river.
Environment Policy 10 - Development and flood risk
Guides development in flood-prone areas, requiring flood risk assessment. Tidal flood zone addressed by non-residential condition to avoid occupant risks.
Environment Policy 13 - Development and flood risk
Further flood risk guidance. Compliant via use restriction in high tidal flood risk area.
Environment Policy 42 - character and need to adhere to local distinctiveness
Protects local character and distinctiveness. Green cladding and positioning within mature landscaping ensure no harm to site or townscape character.
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.
No surface water discharge to river during construction
During Construction, there must be no discharge of surface water from the site of the proposed development to the Sulby River abutting the site. Reason: To ensure that the watercourse is not adversely affected by the discharge of harmful materials, such as concrete or washings.
Approved plans and non-residential use
The garage/workshop building hereby approved shall be erected in full accordance with the approved details on Drawing No. 23 - 119 - 01 Rev B, and shall thereafter be retained for parking/workshop purposes only. The building shall not be used for residential accommodation. Reason: The Department has assessed the impact of the proposal on the basis of the specific use and the documents submitted.
no objections provided that there is no adverse effect on the adjacent watercourse and precautions taken to prevent harmful materials entering the river
no objections, proposal does not pose significant risk to trees, no additional information or tree protection measures needed
no opposition but request condition to prevent use as habitation due to tidal flood zone
Three statutory consultees (DEFA Forestry, DEFA Inland Fisheries, and DOI Flood Risk Management) all raised no objections to application 23/01016/B, with DOI FRM specifying a condition and DEFA Fisheries requesting precautions.
Key concern: This property is in a tidal flood zone
DEFA Forestry
No ObjectionI agree that this proposal does not pose a significant risk to the trees; I have no objections to the proposal and do not recommend any additional information is provided, I agree that tree protection measures are not necessary in this instance
DEFA Inland 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; As the proposed works are in close proximity to the watercourse, precautions will be needed to reduce the possibility of harmful materials such as concrete or washings entering the river
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; This property is in a tidal flood zone; FRM request that this Planning Application is conditioned that the proposed build can not be used as habitation
Conditions requested: FRM request that this Planning Application is conditioned that the proposed build can not be used as habitation
