229907

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15 October 2014 14/01061/B Page 1 of 3 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/01061/B Applicant : Mr & Mrs Andrew Walton Proposal : Erection of a replacement garage Site Address : 16 Ash Grove Ramsey Isle Of Man IM8 3HT

Case Officer : Mr Chris Balmer Photo Taken : 24.09.2014 Site Visit : 24.09.2014 Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE 1.1 The application relates to No. 16 Ash Grove, Ramsey. The site accommodates a two storey semi-detached property situated within a residential part of the town. The site has a frontage with Ash Grove and is surrounded by residential neighbours to either side (east and west), to the rear (north) and across the road to the south.

2.0 THE PROPOSAL 2.1 The application seeks full planning permission for the erection of a replacement garage. The existing garage would be replaced by the new garage of a similar footprint and size. The garage would be situated along the northwest boundary of the site shared with Nr 18 Ash Grove. The proposal would have a width of 3.2 metres, a depth of 6.4 metres and a height of 2.6 metres.

3.0 PLANNING HISTORY 3.1 The previous planning applications are considered relevant in the assessment and determination of this application:

3.2 Installation of dormer to side elevation and erection of extension to rear elevation - 12/01224/B - APPROVED

3.3 Bricking up of rear kitchen window - 00/02159/B - APPROVED

4.0 PLANNING POLICY 4.1 The Ramsey Local Plan 1998 defines the sites a being within a predominantly residential area.

4.2 General Policy 2 of the Isle of Man Strategic Plan 2007 is relevant: '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 spaces 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;

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15 October 2014 14/01061/B Page 2 of 3 (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 unacceptable 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.'

5.0 REPRESENTATIONS 5.1 Ramsey Town Commissioners have no objection (received 03.10.2014).

5.2 Highway Services (received 24.09.2014) have no objection to the proposal.

6.0 ASSESSMENT 6.1 There are considered two issues relating to the proposal, firstly the effect of the proposal on the character and appearance of the area and second the effect of the proposal on neighbour amenity and standards of amenity for the No. 22 Ash Grove.

6.2 In relation to the impact upon that character and appearance of the area, it is noted that the proposal from Ash Grove would appear almost identical to the existing garage. The proposal is also similar to other garages in the street. Accordingly, given this and given the siting of the garage to the rear of the main dwelling house, the character and appearance of the street scene would be preserved.

6.3 Regarding the effect of the proposal on neighbour amenity and standards of amenity for the No. 22 Ash Grove (loss of light, overbearing impact and/or overlooking) it is considered that the proposed garage, by reason of its position, size, and design, would not adversely impact on the amenity of nearby neighbours. There would be no adverse impacts of loss of light, overbearing or loss of privacy. The impact experienced by the proposal would be almost identical to the existing situation.

7.0 RECOMMENDATION 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.

8.0 PARTY STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation

Recommended Decision:

Permitted

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15 October 2014 14/01061/B Page 3 of 3

Date of Recommendation:

15.10.2014

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

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This approval relates to Drawings reference number 12 919 5 all received on 9th September 2014.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : 15/10/14

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed : Sarah Corlett Sarah Corlett

Senior Planning Officer

Signed :... Michael Gallagher

Director of Planning and Building Control

Signed :... Jennifer Chance

Head of Development Management