DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 22/01209/B Applicant: South Ramsey Bowling Club Proposal: Erection of a replacement greenkeepers store Site Address: Bowling Green Walpole Road / Queens Grove Ramsey Isle Of Man IM8 1LX Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.11.2022

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. It is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan, having no significant adverse impact upon private or public amenities.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 16.09.2022. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

- 1.0 SITE

1.1 The site represents the existing curtilage of South Ramsey Bowling Green, Queens Grove, Ramsey which is a parcel of land located on a corner plot with Queens Grove to the west and Walpole Drive to the south. The site is currently used as a bowling green which includes a number of single storey buildings associated with the bowling green use. A car park can also be found to the eastern side of the site. This car park is accessed via an existing entrance onto Walpole Drive. - 1.2 The roadside boundaries along Queens Grove and Walpole Drive are characterised by mature continuous hedgerows which have a height of approximate 2 metres.

2.0 PLANNING POLICIES - 2.1 The application site is within an area of 'Predominately Residential' under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998, hereafter referred to as the Ramsey Local Plan. The site is not within a Conservation Area. - 2.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:- - 2.3 General Policy 2 states: "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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

3.0 PLANNING HISTORY - 3.1 The previous planning applications are considered relevant in the assessment and determination of this application: - 3.2 Erection of replacement detached kitchen/mike room building - 16/00120/B APPROVED - 3.3 Provision of car park - 91/00048/b - APPROVED - 3.4 Approval in principle to creation of car park on East bank of premises - 88/04096/A APPROVED

3.5 Erection of floodlights - 87/04422/B - APPROVED

4.0 PROPOSAL - 4.1 The application seeks approval for the erection of a replacement greenkeepers store, replacing the existing story which is to be demolished. The new building is single storey in height having a flat roof with parapet wall, having an overall width of 6.7 metres, a depth of 3 metres and a maximum height of 2.8 metres. The building would have a painted smooth render finish. The building would be set approximately 1m below the road level to the southern of the site. The existing mature boundary hedgerow (south) would be retained.

5.0 REPRESENTATIONS - 5.1 Highway Services comment they have no highway interest (received on 12.10.2022). - 5.2 Ramsey Commissioners do no object (28.10.2022).

6.0 ASSESSMENT - 6.1 The key issues relate to the visual impact upon the street scene and potential impacts upon neighbouring amenities. - 6.2 Visiting the area and viewing the submitted plans, the proposed building would not be especially apparent from Queens Drive, given the existing boundary hedgerow being retained, the height of the building and it ground level set below road level. The design, scale, proportion, form and finish would fit with the rest of the building on the site which are similar in size and design. - 6.3 Due to the siting/distance of the building in relation to neighbouring properties, the existing south boundary treatment and due to the design, size and height of the building, the proposal would not have a significant impact upon the amenities (overlooking, loss of light and/or overbearing impact) of neighbouring properties to warrant a refusal.

7.0 CONCULSIONS - 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan, having no significant adverse impacts upon private or public amenities and therefore it is recommended that the application be approved.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 07.11.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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