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25/90407/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90407/B Applicant : Mr Kevin Mayne Proposal : Erection of detached single garage Site Address : Cronk Aalin Brookfield Crescent Ramsey Isle Of Man IM8 2AG
Planning Officer: Peiran Shen Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 09.06.2025 __
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.
C 2. The garage hereby approved shall only be used in association with the main dwelling house "Cronk Aalin" and for purposes incidental to the use of main dwelling house "Cronk Aalin" as a single dwellinghouse.
Reason: the application is a domestic garage and the application is assessed as such. Commercial use would require a new application.
This application has been recommended for approval for the following reason. The proposal is considered to have no adverse impact on the character and streetscene of the area and neighbouring amenities. It is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide.
Plans/Drawings/Information;
This approval relates to the documents and drawing no. 01, 02, 03, 04, which have all been received on 16th April 2025.
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Right to Appeal
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25/90407/B
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It is recommended that the owners/occupiers of the following properties should NOT be given the Right to Appeal because: Ramsey Town Commissioners - No objection Department of Infrastructure - No objection
It is recommended that the owners/occupiers of the following properties should be given the Right to Appeal as they have submitted an objection that meets the specified criteria:
Manauri, Brookfield Crescent, Ramsey
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Officer’s Report
1.0 THE SITE 1.1 The site is Cronk Aalin, Brookfield Crescent, Ramsey. A semi-detached house located on the west of Brookfield Crescent. Brookfield Crescent is connected to Brookfield Avenue on both ends. Housing on the east side of Brookfield Avenue and west of Brookfield Crescent shares a rear track. There is another track, located just south of the site, that connects the two roads and crosses with the track mentioned above. The southwest corner of the site is also the junction of the rear tracks. The tracks are about one car-width wide. There are garages, tall hedges and fences around the junction of the tracks.
2.0 THE PROPOSAL 2.1 The proposal is the erection of a detached garage at the southwest corner of the site. The garage is approx. 4.5m wide and 5.9m long. It has a green mono-pitched sheet roof and paint-rendered walls. The ridge is approx. 3.5m high, and the eave is approx. 2.4m high. There is a garage door on the south elevation. There is a window and an entrance door on the east elevation.
3.0 PLANNING HISTORY 3.1 No previous application is considered materially relevant to this application.
4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Predominantly Residential Use in the Ramsey Local Plan.
Strategic Policy 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o General Policy 2 (b) (c) (g)
PPS and NPD 4.3 No planning policy statement or national policy directive is considered materially relevant to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 The Residential Design Guide (July 2021) contains the following guidance that are considered materially relevant to the assessment of this current planning application: o Chapter 5 Architectural Details o Chapter 7 Impact on Neighbouring Properties
6.0 REPRESENTATIONS
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25/90407/B
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6.1 Ramsey Town Commissioners have no objection to this application (23.05.2025).
6.2 DoI Highway Services does not object to this application (25.04.2025). The comment states that there is no significant negative impact on highway safety, network functionality, and/or parking, as access visibility and garage manoeuvrability are acceptable on this slow- speed, infrequently used rear service road.
6.3 DoI Highway Drainage writes in (29.05.2024) to inform the applicant that no surface water should be discharged onto a public highway.
6.4 Owners/Occupiers of Manauri, Brookfield Crescent wrote in objection to this application (01.05.2025). The comment suggests that the building is too large and its height is excessive. The comment also concerns additional traffic, and the possibility of the garage turned into a workshop.
7.0 ASSESSMENT Elements of Assessment 7.1 The key considerations of this application are its impact on the character and streetscene of the area and the amenities of the neighbours.
Character and Streetscene 7.2 Given the existing variety of garages around the track junction, the proposed garage is not considered to harm the character and streetscene of the area.
Neighbouring Amenities 7.3 A garage is a common feature at the rear of the houses. Its mono-pitched roof would limit the overshadowing impact on Manauri to a reasonable level.
Highway Impacts 7.4 As there is no objection from Highway Services, the proposal is considered to have an acceptable impact on highway safety.
7.5 The proposal is for a domestic garage. The increased traffic is considered negligible.
Other 7.6 Workshop use (commercial) is not the proposed use of this application and would require a separate application. Using the garage incidental to the enjoyment of the main house is not a development and would not be regulated by planning.
8.0 CONCLUSION 8.1 The proposal is considered to have no adverse impact on the character and streetscene of the area and neighbouring amenities. Therefore, it is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide and is recommended for an approval.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
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25/90407/B
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9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative. __
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 and/or rights to appeal.
Decision Made : Permitted
Date: 10.06.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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