Officer Planning Report
Planning Report And Recommendations {{table:130340}} {{table:130341}} {{table:130342}} {{table:130343}} ### Considerations {{table:130344}} ### Written Representations ### Consultations
Officer's Report
Description Of Application Site
- The application site is a piece of hardstanding within an area of land comprising 13 garages access off Westbourne Close.
- To the west of the application is No.7 Westbourne Close
- To the north of the application site is the vehicular access to the garage block
- The application site is within a predominantly residential area.
Proposal
- The proposal is to erect a garage block which comprises four separate garages.
- The garage block will measure 9.4m x 6.2m
- The height of the garages will be 2.4m
- The external facing of the garages will be rendered to match the existing.
Relevant Planning History
Development Plan Policies
- Isle of Man Planning Scheme (Ramsey Local Plan) Order 1982
Statutory Consultation Responses
- Ramsey Town Commissioners have objected to the application. It is considered that the proposed development would constitute an over intensive use of this area. In addition, increased traffic movements and the provision of four additional garages to the front and sides of the existing poor vehicular access to the existing garage block would be further compromised as a result of additional garaging as proposed.
- Highways Division of the DoT have no objection to the proposal.
Public Responses
- Press notice were posted on 23/3/06
- Representations have been received from an owner of one of the garages on the site.
- The garage owner has made the following comments:
- I am particularly interest to learn if this is going ahead as I feel that plot of land on which 4 garages may be built is barely large enough to accommodate 3 single garages
Issues
- In respect of the impact on No.7 Westbourne Close, the application site is situated to the east of the neighbouring property. There is a window on the side elevation of the property at ground floor level. This window serves a garage, which is a non-habitable room. The proposed garage will not cause any significant impact from overshadowing. The neighbouring property does not overlook the existing garage blocks. I do not consider the proposed garages will cause any significant impact from visual intrusion.
- In respect of the visual amenities of the street scene of Westbourne Close, the proposed garages will be visible from the public highway of Westbourne Close. The garages will be of a similar structure the existing garages in the vicinity. I therefore consider the proposal will cause any significant harm to the visual amenities of the street scene.
- In respect of the comments made by the Commissioners that the proposed development would constitute an over intensive use of this area. I disagree with this statement. This proposal would not intensive the use of the site since the area could be used for parking any way. This proposal would provide a secure area for vehicles to park within the locality. I therefore consider the proposal would over intensive the use of this area as the hardstanding can be used as an area for parking.
- Furthermore, the Commissioners are concerned that the access is poor for additional vehicle movement. However, the Highways Division of the DoT are content with the proposed development. I do not see any reason to deviate from that advice and therefore it would be unreasonable to refuse the application on highway grounds.
Conclusion
I therefore recommend that permission be granted subject to condition attached in the schedule.
Party Status
I consider that the following should be granted party status due to them being Statutory Consultees or meet the criteria in Government Circular 1/06:
- Ramsey Town Commissioners
- Highways Division of the Department of Transport and
- A garage owner within the existing garage blocks.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 27.06.2006
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 permitted shall commence before the expiration of four years from the date of this notice.
C 2. This permission relates to the extension to existing garage block to provide four four additional single garages as shown in drawing numbers 2006/04/01, 2006/04/02, 2006/04/03, 2006/04/04 and 2006/04/05 date stamped 15th March 2006.
C 3. No facing materials shall be used other than materials similar to those used on the existing building.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made: Permitted Date: 29/6/06
Signed: M. I. McCauley Director of Planning and Building Control in the absence of the Director on leave.
