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The application site includes the residential curtilage of plot 16 Auldyn Walk, Ramsey, in addition to a strip of adjoining land to the north east. The property is part of a modern residential development which is currently under construction to the west of Gardeners Lane. This dwelling has been constructed, although other parts of the development have yet to be implemented, such as the public house and the shops with flats over to the north of the site.
The adjoining strip of land to the north east of plot 16 measures approximately 1.5 metres wide by 40 metres long. This land is currently undeveloped, but it has approval for use as part of the curtilage of a public house and part of the edge of a parking area for new apartments.
The adjoining 1.5 metre strip is currently used as a physical gap between the built dwellings and an area which is used for site offices and storage. The land used for site offices and storage is fenced off from the remainder of the development.
Proposed is the relocation of the boundary fence on the north-eastern side of plot 16, to create a larger residential curtilage. The boundary fence would be moved north-eastwards to include an
adjacent 1.5 metre strip of land. The entire length of the residential curtilage is approximately 29 metres. The fence would also be moved across by 1.5 metres in an 11 metre strip in front of the dwelling, in order to line it up with the remaining fence.
The applicant for this planning application is the developer, who still owns the land. They state that the proposal is at the request of a customer who may need the extra width in the future if they wish to construct a garage.
The following previous planning applications are considered relevant in the assessment and determination of this application;
Residential estate development comprising of roads, plots, sewers and layout for 26 semi detached dwellings, 14 terraced dwellings, 10 apartments, 1 childrens nursery, 1 public house with managers accommodation and 2 lock up retail units.
Amendments to dwelling designs and dwelling/fence/driveway positions on approved residential development (PA 03/01846/B)
Change of dwelling types and erection of additional dwelling.
Plots 1 to 6 inc. 2a Auldyn Walk, Ramsey
The application site is located within an area designated as Mixed Use (Residential and Light Industrial) on the Ramsey Local Plan Order 1998, Map No. 2 (South). The site is not located within a Conservation Area.
The relevant planning policy from the Isle of Man Strategic Plan 2007 is General Policy 2.
The Department of Infrastructure Highways Division do not object to this application, as there are no traffic management, parking or road safety implications.
No written responses have been received from the general public.
Due to the land use zoning of the site and the nature of the proposal, the main issues to consider in the assessment of this proposal are the impact on neighbouring properties and the impact on the surrounding area in general.
The relocated fence would be positioned away from the neighbouring residential properties to the south and west of the site, so it is judged that they would not be adversely affected by this proposal in terms of outlook, loss of light or privacy.
The properties to the north of the site are yet to be constructed, but they include a public house and associated garden to the rear, in addition to shops/flats and parking spaces for the flats. The 1.5 metre area into which the residential curtilage would extend is approved for use as part of the curtilage of the public house and part of the edge of a parking area for the new apartments.
From viewing the site plan approved under PA 08/01319/B and the site plan now submitted, it is apparent that this proposal would have a limited impact on the approved patio/garden and play areas
of the public house and that it would have no impact on the approved parking spaces for the apartments. This is because the area into where the fence would be moved is part of an approved wide boundary, which includes fencing and hedging.
The existing approval includes the erection of a 1.8 metre high fence along this boundary and it is considered that moving the fence across by 1.5 metres would only reduce these other areas by a small amount, which would not result in them having to be redesigned or compromised in any way.
The wider residential development has approval for a rear access lane, which runs along the rear (west) of this property. From viewing the plans associated with the planning history of the site, it is clear that this current proposal would not interfere with the approved access lane or paths to neighbouring properties.
For the above reasons, the impact of this proposal on neighbouring properties is considered to be acceptable.
Impact on the surrounding area in general: The site is part of a wider modern residential development which is currently under construction. There is already a 1.8 metre high fence on the north-eastern boundary of plot 16. It is considered that this proposal to move this fence across by 1.5 metres would be minimal and would not have a detrimental impact on the surrounding area, as it would be in keeping with other boundary treatments and not be out of character.
For the above reasons, this proposal is considered to be acceptable and is recommended for approval.
It is considered that the following parties should be afforded interested party status: Ramsey Town Commissioners.
It is considered that the following parties, who submitted comments, should not be afforded interested party status: The Department of Transport Highways Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 23.05.2011
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 the relocation of boundary fence to create a larger residential curtilage, as shown in drawings APL_Location, 2291_A_PL_10 Rev. J and A_CND_G_018 Rev. A, all date stamped 15 April 2011.
I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.
Decision Made : Permitted Date: 3/5/11
Signed: _________________________ Jennifer Chance Senior Planning Officer Delete as appropriate
Signed: _________________________ Michael Gallagher Director of Planning and Building Control
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