Erection of a workshop / store extension to existing garage
Site Address:
77 Lezayre Park Ramsey Isle Of Man IM8 2PU
Case Officer:
Mr Jamie Leadbeater
Photo Taken:
12.04.2012
Site Visit:
12.04.2012
Expected Decision Level:
Officer Delegation
The Application Site
The application site is the residential curtilage of a semi-detached bungalow with a pitched tiled roof in Lezayre Park housing estate, Ramsey. The dwelling has a flat roof garage attached to its side elevation. A small garden area exists between the front elevation and residential highway, whilst at the rear of the dwelling a larger garden area exists which includes two shed-like structures and a pond. The rear garden curtilage boundaries are distinguished by variable size hedging that does not fall below 2 metres.
The Proposal
Proposed is the erection of a workshop/store in rear garden area. The workshop/store will be connected to the rear of the existing flat roof garage that is attached to the side elevation of the dwelling. The workshop/store will be used for storage of items associated with the residential use of the property.
The workshop/store will have a wall height of 2.2 metres, with a lean-to roof positioned above it. The lean-to roof angles away from the boundary wall and reach its highest point inwardly nearest the application property. The workshop-store will extend approximately 6.2 metres from the existing rear elevation of the attached garage – all walling will be finished in a smooth cement render. The side elevation of the building facing the rear garden will have a door and two casement windows, whilst the other side elevation bordering the adjacent neighbour’s rear garden and the rear elevation will have no apertures.
Planning History
Whilst the application site has been the subject of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.
Planning Policy
The application site falls within an area of land designated for Predominantly Residential Use in the Ramsey Local Plan 1998. There are no policies within Planning
Circular 2/99, the written statement that accompanies the local plan, which are considered specifically material to the assessment of the planning application.
The Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material 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".
Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 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".
Representations
Ramsey Town Commissioners have no objection to the proposal.
The Highways Division recommends approval as it has no adverse traffic management, parking or road safety implications.
Consultation
The immediate neighbours to the application site – numbers 75 Lezayre Park, 79 Lezayre Park and 71 Lezayre Park – were consulted on the application as it was indicated to the Planning Officer during a site visit by the applicant that the proposed workshop/store could be used for purposes ancillary to the applicant’s personal business. The residents of numbers 79 and 81 submitted concerns regarding the impact of the possible use of the proposed building for the applicant’s personal use on their level of general amenity. Subsequently, however, the applicant has stated in a letter dated 4th June 2012 that they do not propose to use the workshop/store for business-related purposes and will be purely for uses ancillary to the dwelling. Consequently, for purposes of assessing this proposal it will be assessed on its merits for uses ancillary to the dwelling.
Assessment
Although the proposed lean-to roof will protrude slightly beyond the height of the existing flat roof garage as viewed from the front of the property, given that the workshop/store will be sited 21 metres back from the residential highway, it is not considered the development will have an adverse impact on the street-scene. Whilst the development would involve replacing the side boundary hedge with a wall, given the comparative height is minimal and the design of walling, it is not considered the workshop/store would have an adverse impact on the adjacent neighbour’s private amenity. Overall, the level of development is modest and is predominantly out of
public view. As such, the proposal complies with the relevant provisions of General Policy 2 in the Isle of Man Strategic Plan 2007.
Recommendation
It is recommended that the planning application be approved.
Party Status
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
The local authority, Ramsey Town Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered “interested persons” and as such should be afforded party status.
The occupants of number 21, 75, 79 and 81 Lezayre Park, are, by virtue of the Town and Country Planning (Development Procedure) Order 2006, paragraph 2 (1) (a), considered ‘interested persons’ and should be afforded party status.
It is considered that the following parties that made representations to the planning application should not be afforded interested 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.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 11.06.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the erection of a workshop/store to the rear of the attached garage as shown in drawing no. SM12/274/1, received on 22 March 2012.
C 3.
The proposed workshop/store may be used only in association with the main dwellinghouse "77 Lezayre Park" and for purposes incidental to the use of the main dwellinghouse as a single dwelling and for no commercial purposes.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 11 June 2012
Determining officer (delete as appropriate)
Signed : ... Anthony Holmes Senior Planning Officer
Signed : ... Michael Gallagher Director of Planning and Building Control
Signed : ... Sarah Corlett Senior Planning Officer
Signed : ... Jennifer Chance Development Control Manager
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