28 April 2017 · Delegated - Senior Planning Officer (Chris Balmer)
Rudder House, Westbourne Close, Ramsey, Isle Of Man, IM8 2es
The proposal involves constructing a double garage measuring 8.15m x 8m (reducing to 5.8m at the garage door) with a 3m height, cut into the sloping front garden of Rudder House using concrete panels, GRP flat roof, white uPVC door, and roller shutter door.
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The officer assessed the impact on character and appearance, noting the garage's location in a corner at the end of the cul-de-sac is of limited visual benefit to the street scene, and replacement of …
General Policy 2
Requires developments to respect site/surroundings in siting, layout, scale, form, design; not adversely affect landscape/townscape character, resident amenity, or locality character; incorporate topography/trees; provide safe access/parking. Officer assessed garage's cut-into-slope design (2.5-3m to rear boundary, 1m to side), flat roof, and corner location as compliant with parts (b), (c), (g), (h), finding no adverse impacts despite vegetation removal.
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
No roof terrace
The roof area of the garage hereby permitted shall not be used as a balcony, roof garden or similar amenity area without the grant of further specific permission from the Department. Reason: To safeguard the residential amenity of nearby occupiers.
do not oppose as the garage meets current standards and the existing access arrangements will not be altered
no objection as proposal does not pose threat to nearby trees
do not object subject to it not being used as a terrace
Ramsey Town Commissioners raised concerns about potential use of the flat-roofed garage as a terrace and requested clarification before recommending an observation against such use; Highways Division had no opposition as the garage meets standards and access is unchanged.
Key concern: proposed flat roofed garage should not be used as a roof terrace or similar
Ramsey Town Commissioners
No Commentrequest that you defer any decision on the above application until such time as the Commissioners have been provided with additional information; Please clarify if the flat roofed area over the garage is proposed to be used as a terraced area
Ramsey Town Commissioners
Conditional No ObjectionRecommendation to submit an Observation that the proposed flat roofed garage should not be used as a roof terrace or similar
Conditions requested: the proposed flat roofed garage should not be used as a roof terrace or similar
Department of Infrastructure (DOI) Highways Division
No ObjectionHighway Services do not oppose this application; The garage meets current standards and the existing access arrangements will not be altered
