26 August 2021 · Delegated - Principal Planner Jason Singleton
2, Coburg Road, Ramsey, Isle Of Man, IM8 3eh
The proposal involved removing the entire front boundary wall and pedestrian gate at a traditional two-and-a-half storey semi-detached house to create a 7.7m wide vehicular access, paving over the majority of the front garden for parking.
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The officer considered the key issue to be the visual impact on the street scene, noting that the proposal would remove more than 50% of the front landscaped garden and the traditional boundary wall, …
General Policy 2
Requires development to respect site and surroundings in siting, layout, scale, form, design and landscaping (b); not adversely affect character of townscape (c); and not adversely affect amenity or character of locality (g). Officer assessed the loss of front garden and boundary wall as failing these tests by turning the frontage into hardstanding, harming visual amenities of street scene and property, preventing the softening effect of landscaping.
Visibility splays appear adequate if drawn correctly but concerns on pillar heights exceeding 1.05m, drainage to prevent runoff to highway, and request for additional information/revisions. Driveway dimensions meet minimum requirements.
Highways raised concerns over visibility splays, pillar heights, drainage, and highway agreement, requesting additional information and deferral. Ramsey Town Commissioners had no objection but requested double yellow lines.
Key concern: No private drainage arrangements for driveway contravening Highway Act 1986
Department of Infrastructure Highways
ObjectionThe plans and photographs submitted with the application suggest that the new private driveway will fall toward the existing public highway. No drainage arrangements have been shown that would intercept surface water runoff from the driveway before it drained onto the public highway.; Recommendation: DEFER pending further information with regard to private drainage arrangements for the driveway.
Department of Infrastructure Highways
Conditional No ObjectionCoburg Road is subject to a 30mph speed limit, meaning a visibility splay of 43m is required.; Within the visibility splay area no obstruction can be over 1.05m in height.; The alteration to the highway, in the form of creating a new access, will require a Section 109(A) Highway Agreement to be made post planning consent.; Highway Services request the additional information of the pillar heights that flank the proposed access. And, if they are to exceed 1.05m in height, an alteration to the proposal to lower the pillars to ensure full visibility is achieved.; Recommendation: Request additional information/revisions.
Conditions requested: Section 109(A) Highway Agreement post planning consent; Additional information on pillar heights; If pillars exceed 1.05m, alter proposal to lower them
Ramsey Town Commissioners
Conditional No ObjectionWhilst Ramsey Town Commissioners have no objection to this proposal, they wish to submit an observation.; We would request that double yellow lines be put across the frontage of the property to prevent parking.; Having no parking in front of this property will allow a waiting space for vehicles unable to get passed the loading refuse wagon or for the refuse wagon itself as it manoeuvres along the road.
Conditions requested: Double yellow lines across the frontage of the property to prevent parking
