22 September 2021 · Head of Development Management (Stephen Butler)
3a, Coburg Road, Ramsey, Isle Of Man, IM8 3eh
The proposal involved demolishing the existing front boundary wall and pedestrian gate at the semi-detached property Ballachrink, 3A Coburg Road, Ramsey, to form a 7.1m wide vehicular access, replacing the front garden (hardstanding with landscaped borders) entirely with paved hardstanding for two parking spaces.
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The officer determined that the proposal would harm the street scene by removing more than 50% of the front landscaped garden and the traditional boundary wall/railings, turning the frontage into 'ess…
General Policy 2
Requires development to respect site/surroundings in siting/layout/scale/design/landscaping (b), not adversely affect townscape character (c), and not harm local amenity/character (g). Officer assessed the removal of front garden/wall as failing these tests by hard-surfacing the entire frontage, harming visual amenities of street scene and property.
RDG 2019 section 6.3 (Driveways and Front Gardens)
Emphasises front gardens' role in privacy, noise/air filtration, child safety, biodiversity, health and flood mitigation. Officer found proposal contrary by eliminating all landscaping and boundary features, preventing these benefits.
Internal arrangements acceptable; access width 7.17m adequate for vehicular/pedestrian access and two parking spaces; block paving reduces loose material risk; supports EV charging point; requests corrected visibility splays and drainage/Section 109(A) if approved.
No objection; request double yellow lines across frontage to aid refuse wagon on narrow road.
Highway Services identified issues with visibility splays and drainage requiring revisions and additional information; Ramsey Town Commissioners had no objection but requested double yellow lines; Highways Drainage noted missing drainage arrangements contravening standards.
Key concern: visibility splay drawing incorrectly drawn and crossing third party land
Department of Infrastructure Highway Services
Conditional No ObjectionThe setback distance labelled as 2.4m is actually some 5.1m, meaning visibility from this point if drawn correctly would be minimal.; The visibility splays have been drawn crossing over numerous third party lands, of which the applicant has no control over and cannot guarantee visibility.; The Applicant/Developer shall provide run off/surface water drainage where necessary to prevent water from flowing out onto or damaging the public road.; If approved, 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 visibility splay drawing is re-submitted once corrections have been made.; Recommendation: Request additional information/revisions.
Conditions requested: visibility splay drawing to be redrawn and resubmitted with accurate 2.4m or 2m setback from edge of carriageway over applicant owned land or highway only with obstructions max 1.05m height; Applicant/Developer shall provide run off/surface water drainage where necessary to prevent water from flowing out onto or damaging the public road; on construction of the vehicular access, the existing road drainage must either be retained or an effective alternative scheme provided at the Applicant’s/Developer’s expense; If approved, the alteration to the highway will require a Section 109(A) Highway Agreement
Ramsey Town Commissioners
No ObjectionWhilst Ramsey Town Commissioners have no objection to this proposal, they wish to submit an observation.; 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 be put across the frontage of the property to prevent parking
Department of Infrastructure Highways Drainage
Conditional No ObjectionThis would contravene Section 58 of the Highway Act 1986 and guidance contained in Chapter 16 Section 16.2.4 of the Manual for Manx Roads.; Recommendation: Additional information required with regard to the private drainage arrangements for the new driveway.
Conditions requested: Additional information required with regard to the private drainage arrangements for the new driveway
