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The application site which is indicated within the submitted location plan forms the residential curtilage of Tranent, Churchtown, Ramsey. The site is located on the southern side of the B17 road and west of the junction with the A3 road.
The application site is within an area of wood land under the Isle of Man Planning Development Plan Order 1982. The site is not within a Conservation Area; however the site is within an area zoned as High Landscape or Coastal Value and Scenic Significance.
Retention of a dwelling house and detached garage; erection of single storey kitchen extension, conservatory and garden store extension to garage (05/01788/B) - approved
Erection of replacement dwelling (00/01563/B) – approved
The application proposes the erection of retaining walls to south and east and fence & masonry piers to east boundaries.
Lezayre Parish Commissioners have approved the application:-
This (like all the other additions to this house) should have been in the original plans. Unanimous.
The Manx Electricity Authority makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The owners and/or occupants of Broadlands, Churchtown, comments to the planning application, which can be summarised as concerns relating to the impact the proposal would have upon their main foul drain which runs close to the proposals and the proposed retaining wall along the east boundary would have a `dam' effect on their side and therefore drainage facilities on their side should be incorporated to the proposal.
The proposals from a visual standpoint will have no adverse visual impact upon the surrounding area as the proposed retaining wall will only be seen from the dwellings rear garden. I therefore consider the proposal from this aspect to be acceptable, as is the proposed fencing which would run along the boundary shared with the neighbouring property Broadlands.
The Issue of concern from the neighbouring property Broadlands is a matter which needs addressing, regarding the drainage provisions of the retaining walls and the impact the proposal would have upon the main foul drainage which runs near to the proposed retaining wall. I therefore consider a condition should be attached to any given approval which states the applicant should provide detailed drawings prior to works commencing showing provisions for an adequate drainage scheme. Regarding safeguarding the existing main foul sewer which is in close proximity to the proposed retaining wall, subsequent Building Regulations Application would deal this issue of adequate protection.
For these reasons the proposal would seem appropriate in this location and therefore my recommendation is for an approval.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
Recommended Decision: Permitted
Date of Recommendation: 12.04.2007
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 approval relates to the submitted documents and drawings 737/100, 737/101, 737/102 and PM/0022/100 REV A all received on 27th November 2006.
C 3. Prior to the commencement of any building operations there must be submitted to and approved by the Planning Authority large-scale (1:20 or better) detailed drawings, including sections, showing adequate drainage provisions for the boundary retaining walls.
N 1. The applicant is advised that there are Underground Cables/Overhead Lines present in the area indicated in the planning application. Please contact Anthony Kinrade or Ian Horsey, Operations and Maintenance Department, Network Services, Manx Electricity Authority, (Tel. 687705) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site.
The applicant is also advised to contact the Manx Electricity Authority for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 and GS6.
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 : 16/4/07
Signed : M. I. McCauley Director of Planning and Building Control
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