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THE APPLICATION SITE AND PROPOSED DEVELOPMENT 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 been the subject of one previous planning application that is considered specifically material to the assessment of this current planning application. Planning application 07/01762/B sought approval for alterations and erection of a two storey extension to side elevation to provide garage and additional living accommodation at 151 Greenlands Avenue. This previous planning application was considered and refused on the 16th November 2007, with the refusal decision notice issued on the 22nd November 2007.
Ramsey Town Commissioners object to the planning application. The grounds for their objection can be summarised as concern regarding the provision of two parking spaces in front of the dwelling, that the proposed garage is not of a usable size and that the proposal appears to encroach onto the neighbouring property.
The Department of Transport Highways Division do not oppose the planning application.
The Isle of Man Fire and Rescue Service recommend the installation of smoke detectors.
The owners and/or occupants of 93 Greenlands Avenue, which is located opposite the application site, object to the planning application. The grounds for their objection can be summarised as concern that the development would intrusive, that the proposal would restrict access to the rear, that approval would set a precedent for similar extensions within the area and that the proposed development would cause parking problem.
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:
"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:
"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 this respect that proposed development is identical to that refused under previous planning application 07/01762/B. The difference between the current planning application and the present one is that the current planning application proposes to create additional car parking in front of the dwelling.
The previous planning application 07/01762/B was basically refused on the grounds that the size of the garage was insufficient to accommodate a car meaning that the overall on-site car parking provision was inadequate. The limited size and therefore usability of the garage is not in itself a reason for refusal of the planning application, and in this instance it is understood that the garage is intended to accommodate motorcycles rather than a car.
In terms of assessing the proposed development it was previously considered that the visual impact of the proposed extension was acceptable and that other issues such as potential overhanging of neighbouring land were not material planning considerations. This conclusion is no different with the current planning application and it solely remains to assess whether the creation and use of car parking in front of the dwelling, which
provides the necessary on-site car parking, is acceptable. The impact of such car parking is considered to be suitably limited and not grounds for refusal of the planning application.
It is recommended that the planning application be approved.
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; The Department of Transport Highways Division; and The owners and/or occupants of 93 Greenlands Avenue.
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: Permitted Date of Recommendation: 10.03.2008
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 drawing no. 070242/1 rev. A date stamped the 17th December 2007.
C 3. Within three months of the completion of the proposed extension the on-site car parking to the front of the dwelling must be set out in accordance with drawing no. 070242/1 rev. A date stamped the 17th December 2007.
N 1. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)
Decision Made : Permitted Date: 11/13/08
Signed: [Handwritten signature] Mrs F Mullen Senior Planning Officer
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