DEC Officer Report

Application No.: 20/01299/B Applicant: Mr James Craig Proposal: Alterations and creation of new vehicle access and off road parking Site Address: 2 Albert Square Ramsey Isle Of Man IM8 2EN Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 14.12.2020 _________________________________________________________________

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.

This application has been recommended for approval for the following reason.

The proposal would have no adverse impacts upon public and private amenities to warrant a refusal. Accordingly, the proposal is considered to comply with GP2 of the IOMSP and the Residential Design Guide.

Plans/Drawings/Information; This approval relates to the submitted documents and drawings 101, 10, 100 REV A and 200 REV A all received on 11th November 2020. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The site is the residential curtilage of 2 Albert Square, Ramsey which is a traditional mid terraced property located to the north side of Albert Square. To the rear of the property is a

rear outrigger, and single storey outbuildings, including a small garage and pedestrian gate, both of which access to the rear lane.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the alterations and creation of new vehicle access and off road parking. The rear single storey outbuildings/garage would be demolighed and replaced with hardstanding, whilst the rear garage door/wall/pedestrian gate would be replaced with a double roller shutter doors with stone cladding surround. - 2.2 The ground floor would feature a parking space for one vehicle, following a similar square footage to the neighbouring garage of Number 12. On the first floor, an attic playroom is proposed, with gable facing dormers to each side elevation, one with a small circular windows within and the other a small balcony area and a larger glazed section window including patio doors setback from the front of the balcony.

3.0 PLANNING HISTORY - 3.1 There are no previous applications which are considered relevant in the determination of this application.

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site lies within an area zoned as Predominantly Residential under the Ramsey Local PLan. The site is not within a Conservation Area. - 4.2 The Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant to the assessment of this current planning application:

"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:

• (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;
• (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 unacceptable effect on road safety or traffic flows on the local highways;"

4.3 Residential Design Guide July 2019

5.0 REPRESENTATIONS - 5.1 Highways Services do not object and comment (25.11.2020): "Whilst the visibility splays provided are sub-standard, the proposed drawings demonstrate an improvement to the access width and the overall size of the garage space. In this instance, given the narrow width, low speeds and relatively low use of the access lane, the visibility splays are acceptable and unlikely to give rise to any road safety hazard or network efficiency issues. Accordingly, Highway Services raise no opposition. Recommendation: DNO"

6.0 ASSESSMENT - 6.1 The proposed works would represent a visual improvement to the area it sits within; and therefore it is considered the proposal would be acceptable in terms of the character and appearance of the area. Furthermore the proposal would have no adverse impact upon neighbouring amenities.

6.2 Highway Services have considered the application and have raised not objection. The proposal would create a parking space for more vehicles than current exists.

7.0 CONCLUSION - 7.1 In summary, the proposal would have no adverse impacts upon public and private amenities to warrant a refusal. Accordingly, the proposal is considered to comply with GP2 of the IOMSP and the Residential Design Guide and therefore recommended for an approval.

8.0 INTERESTED PERSON STATUS - 8.1 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 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.

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 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: 18.12.2020 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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