Loading document...
The application site comprises the curtilage of a semi-detached dwelling located on Greenlands Avenue, Ramsey.
The proposed development comprises of the erection of a two-storey extension onto the side of the dwelling.
The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
Ramsey Town Commissioners do not object to the planning application but highlight the need for works to be contained within the applicant’s land.
The Department of Transport Highways Division object to the planning application on the grounds that the proposed garage is not wide enough to permit the driver to exit the vehicle once in the garage.
The Isle of Man Fire and Rescue Service recommend the installation of smoke detectors.
In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Ramsey Local Plan Order 1998. There are no policies with Planning Circular 2/99, the written statement that accompanies the local plan, considered specifically material to the assessment of this current planning application.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application:
General Policy 2:
"Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
Transport Policy 7:
"The Department will require that in all new development, parking provision must be in accordance with the Department's current standards." Appendix 7 of the plan sets out a requirement of two spaces per unit, at least one of which is retained within the curtilage and behind the front of the dwelling.
The planning application proposes the erection of a two-storey extension onto the side of the dwelling to provide a garage and kitchen at ground floor level and a bedroom with en-suite bathroom at first floor level.
In terms of visual impact and effect on residential amenity it is considered that the proposed development, which is a relatively common form of extension, is acceptable. However, due to the constraints of the application site it is apparent that the width of the proposed garage is overly restrictive and not capable of use by an average sized car. As the use of the garage is restricted it has to be concluded that the on-site car parking provision is reduced as a result of the proposed development. As such the proposal fails to comply with the requirements set out by Transport Policy 7 and Appendix 7 of the Isle of Man Strategic Plan 2007. It is concluded that this grounds for refusal of the planning application. Whilst not a material planning consideration it is evident that the proposed development may also cause land ownership problems in respect of overhanging gutters, soffits, etc. from the proposed extension.
It may be possible to erect a smaller extension set back from the front of the dwelling that maintains parking space at the same time as providing a kitchen and a bedroom, albeit without an en-suite bathroom.
It is recommended that the planning application be refused.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Ramsey Town Commissioners; and
The Department of Transport Highways Division.
It is considered 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:
The Isle of Man Fire and Rescue Service.
Recommended Decision: Refused Date of Recommendation: 14.11.2007
C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals
R 1. Due to the dimensions of the proposed extension relative to the constraints of the application site it is evident that the proposed garage would not be capable of use by an average car. As such the on-site car parking provision that would remain following the erection of the extension would be inadequate and contrary to the provisions of General Policy 2 and Transport Policy 7 of the Isle of Man Strategic Plan 2007.
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: Refused Date: 14.11.2007
Signed: M. I. McCauley Director of Planning and Building Control
Copyright in submitted documents remains with their authors. Request removal
View as Markdown