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The site is the residential curtilage of an existing dwelling situated on the north eastern side of a cul de sac off Fairway Drive, to the west of Claughbane Drive and to the south of Ramsey Golf Course. The property is a detached bungalow which has a dashed and roughcast rendered finish and brown tiled roof. The property has 4m to the side boundary to the south east beyond which is a public footpath running north-south between Fairway Drive and Claughbane Avenue.
The site lies within an area designated on the Ramsey Local Plan of 1999 as Predominantly Residential.
Proposed is the conversion of the existing integral garage to living accommodation and the installation of a door, window and soil vent pipe in the south eastern elevation of the property to accommodate the proposed toilet facilities to be installed in the former garage.
The garage door will be replaced by a window to match that alongside in the existing house and the existing driveway will be extended to provide two side by side parking spaces. The majority of the front garden is left as planted space with only a small section taken away for hard surfacing.
Paragraph 8.12.1 of the Strategic Plan states "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
General Policy 2 states: "Development which is in accordance with the land use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
a) is in accordance with the design brief in the Area Plan where there is such a brief; b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them; c) does not affect adversely the character of the surrounding landscape or townscape; d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) does not affect adversely public views of the sea; f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; g) does not affect adversely the amenity of local residents or the character of the locality; h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; i) does not have an adverse effect on road safety or traffic flows on the local highways; j) can be provided with all necessary services; k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and n) is designed having due regard to best practice in reducing energy consumption."
Appendix Seven of the Strategic Plan sets out the requirement for car parking and states that a private residential dwelling should have two car parking spaces, preferably behind the building line and within the curtilage.
There have been no planning applications submitted in respect of this site.
Highways and Traffic Division indicate that they do not oppose the application.
The proposed works will not increase the footprint of the dwelling and there will be no adverse impact from the introduction of the window and door in the side elevation as the property does not face directly towards any other residential property.
As such it is considered that the proposal will not result in any material harm to the area or any other property and complies with the provisions of GP 2. The car parking provision complies with the requirements of Appendix Seven – both spaces are behind the building line and within the curtilage.
The local authority, Ramsey Town Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 26.08.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the conversion of the garage to living accommodation and the creation of additional car parking spaces all as shown in drawings 2011/27/01 and 2011/27/02 both received on 22nd July, 2011.
C 3. The parking spaces shown on drawing reference 2011/27/02 must be in place prior to the use of the converted garage as shown in this drawing.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.
Decision Made: Permitted Date: 30 August 2011
Signed: Michael Gallagher Director of Planning and Building Control Delete as appropriate
Signed: Jannice Jennifer Chance Development Control Manager
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