CON Consultation 1 DOI Highway Response

Planning Application Response

Email: [email protected] Officer: AD

Date of Response: 26/08/2021 Date of Application: 29/07/2021 Application Reference: 21/00945/B Location / Address: Land At Existing Garage Development Adjacent To Four Trees, 7 Westbourne Close Ramsey Isle Of Man Description: Erection of a block of three single garages Highways Comments:

The submitted floor plans and site plans drawings appear to show conflicting proposals. The floor plans drawing shows an existing arrangement of three garages and concrete hardstanding, with the proposed arrangement converting the concrete hardstanding into four new garages. The site plans drawing shows the same existing arrangement but with three proposed garages. From the DEFA stamps on the floor plans drawing, it appears that the applicant has resubmitted drawings from a 2006 application on the same site. As the application description for this proposal matches that proposed in the site plan drawings, the site plan drawing will be taken as the current proposal.

Access to the proposed site remains unchanged. At a width of 8m, it is sufficient for two way access in and out of the site for the type and volume of vehicles expected. The access is situated at the end of a cul-de-sac on Westbourne Close. Full visibility of the cul-de-sac is achievable. Visibility down Westbourne Close has been provided at 2.4m x 25m. This is sufficient visibility for vehicles speeds up to 20mph. From this access, a 2m setback would have been acceptable due to the low volume and low speeds expected along this section of the road. The level of visibility achievable from the access is acceptable with the increase of use of the access as vehicle speeds along this section of Westbourne Close are likely to be 20mph or lower.

Internally, the first section of the hardstanding from the access remains approximately 8m in width. As it turns 90 degrees into the site, the width tapers in to just under 7m around the final garages. Garages of this kind can be used for storage of large equipment/tools, which may require larger vans for transportation. Even with the removal of the concrete hardstanding area, there is sufficient width for vehicles to turn around in the site, avoiding the need to reverse into the highway.

The concrete hardstanding has been described as used for car parking currently. The creation of the garages, and removal of these parking spaces, may lead to vehicles being parked along the kerbside of Westbourne close causing an adverse amenity issue to the residents of Westbourne Close.

The proposed garages have internal dimensions of 3.070m x 5.850m. This falls short of the Manual for Manx Roads 6m length requirement for a garage. However, the garages have been made to match the length of the existing and not causing any outcropping edges which may impede movement to and from a garage for people

and items. The widths of the doorways are to an acceptable standard. The dimensions of the garages are acceptable to highways.

The proposal raises no significant road safety or highway network efficiency issues. Accordingly, Highway Services raise no objection to the proposal.

Recommendation: DNO Code definition DNO - Do not oppose DNOC - Do not oppose subject to condition NHI - No highways interest O – Oppose.