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                                      17/01222/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/01222/B Applicant : Haven Homes Ltd Proposal : Creation of communal bin storage area (retrospective) Site Address : Site To Rear Of 27 North Shore Road Ramsey Isle Of Man

Case Officer : Mr Owen Gore Photo Taken : 13.12.2017 Site Visit : 13.12.2017 Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 12.03.2018 __

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information;

This Planning permission relates to the following plans and documents: -

Dwg No.1275-097 - Bin Storage Provision - 'Proposed & As Approved Layout' (in relation to the bin storage area only). Date stamped as having been received 21 November 2017 Photographs Date stamped as having been received 28 November 2017

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Interested Person Status - Additional Persons

None __

Officer’s Report

THE SITE

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                                      17/01222/B                                     Page  2  of  3

1.1 The application site is part of the wider redevelopment at Ramsey Gasworks and Murdoch House. The site itself is in the alleyway behind the row of Victorian terraces on North Shore Road; the access to this site also joins the highway on the southern side of the highway, opposite the Ballacloan Stadium football ground.

THE PROPOSAL 2.1 The proposal is to establish a communal bin storage area. The area to be used is taken from the rear garden of No.27 Trie Twoaie and has been fenced off from the dwelling site, although there will be no external housing on the north side of the area, facing onto the alleyway.

PLANNING POLICY 3.1 The site is shown on the Ramsey Local Plan 1998 map No.1 (North) as being within an area of Predominantly Residential Use.

3.2 General Policy 2 is relevant to development which is in accordance with the land-use zoning and states that proposals will normally be permitted, provided that the development:

(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality;

PLANNING HISTORY 4.1 Planning permission ref 13/91461/B for the Demolition of redundant gas works structures and erection of thirty dwellings with associated roads and parking and re-cladding of existing commercial building is considered to be specifically material in the assessment of the current application. Planning permission ref 15/00240/B for Extension to building to provide three apartments including associated parking is also relevant to the adjacent parking area.

4.2 This application has been submitted following the enforcement enquiry ref 16/00160/COMP.

REPRESENTATIONS 5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest in the letter dated 20 December 2017.

5.2 Ramsey Town Commissioners have not commented specifically on this application; however they have provided further information regarding the bin collection in the email dated 06 March 2018.

ASSESSMENT 6.1 At the time of visiting the site, the alleyway leading from North Shore Road was still muddy and grassed over; the parking and tuning, as well as the application site had some hardstanding but were mostly overgrown. The requirement to resurface this area falls within conditions 4 & 5 of planning permission 15/00240/B and is to be carried out prior to the occupation of the apartments at Murdoch House.

6.2 The bin storage area cannot be seen from the highway at North Shore Road or Trie Twoaie. The use of these bins will be for domestic waste from the dwellings and therefore unlikely to have any wider environmental impacts or cause nuisance to neighbouring properties.

6.3 Ramsey Town Commissioners have provided further information regarding the bin collection; they have made the following comments: -

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                                      17/01222/B                                     Page  3  of  3

The present arrangement for existing properties on North Shore Road is that the refuse bins are brought to a collection point on North Shore Road at the end of the lane for emptying. It would not be possible for a refuse collection vehicle to access this narrow lane to empty the bins from the collection point indicated. The Commissioners had no objection to the bin storage area as such but the refuse collection operates on a kerbside collection whereby bins are presented at the nearest point to the refuse vehicle which requires to access them. In this case, as a new development, it would be either at the front of each property as the refuse collection vehicle would be accessing the new development to collect from other properties or from the end of the lane.

6.4 As stated the commissioners will only collect from the kerbside, meaning the occupants will be responsible for putting them out and bringing them back in (presumably on North Shore Road), which if not done promptly, could make access to and use of the four parking spaces difficult.

CONCLUSION 7.1 The proposal is unlikely to have any significant harm being located here; however it seems as though it is likely to be an inconvenient arrangement. The proposed development would not result in a significant adverse impact upon the living conditions of neighbouring residents and the proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings. The proposal therefore complies with General Policy 2.

INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.

8.2 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 in Article 6(4) who should be given Interested Person Status. __

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 16.03.2018 Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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