**Document:** Officer Planning Report Recommendation **Application:** 10/00038/B — Conversion of existing detached garage into additional living accommodation **Decision:** Permitted **Decision Date:** 2010-04-13 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/35747-lezayre-15-windsor-conversion-garage/documents/1346513 --- # Officer Planning Report Recommendation ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The application site represents the curtilage of 15 Windsor Road, Ramsey which is part of a pair of two storey semi-detached town houses. The property is situated to the northern side of Windsor Road and west of Bay View. #### Planning Status The application site is within an area recognised as being an area of 'predominately residential use', under the Ramsey Local Plan. The site is not within Ramsey Conservation Area, nor a Registered Building. The following policies are therefore considered relevant in the consideration of this application: - Ramsey local Plan 1998 – Planning Circular 2/99; and - The Isle of Man Strategic Plan (20th June 2007) - General Policy 2 Due to the zoning of the site the following policy is relevant for consideration:- #### 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: - (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; (1) 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." ## Planning History The following applications should be considered in the assessment and determination of this application: Erection of a kitchen extension to rear elevation - 10/00039/B - APPROVED Erection of a sun room extension to rear elevation - 05/01990/B - APPROVED Installation of uPVC windows to replace existing - 01/00663/B - APPROVED ### The Proposal This application seeks approval for the conversion of existing detached garage into additional living accommodation. ### Representations Ramsey Commissioners no objection but had observation:- "Whilst there is no concern in respect of the conversion works, it would appear that this application would result in the loss of off street car parking serving this property. There is no indication on the submitted drawings that additional off street car parking is to be provided as part of this application." Highways Division have objected:- "The drawings provided do not demonstrate that with the removal of the garage 2 off street parking spaces can still be accommodated." The Authority has received no other privately written representations objecting to the application. ### Assessment The main issue with this proposal relates to the loss of an off road parking provision and the potential parking impact upon the public highway in this area. The garage is currently accessed via a small lane which runs from Windsor Road along the southern gable of the dwelling. This small lane appears to provide garaging/store to 14 Windsor Road and provides total access for the residential dwellings of Yn Balley and The Retreat. The applicant has indicated that current the garage is not used as a garage, due to a number of problems. The first problem relates to the dimensions of the garage. The garage has a width of 2.7 metres and a depth of 5 metres. Consequently the applicant has indicated that this is too small to park a car and is under the Highways dimensions of a parking space of 2.5 metres by 5.5 metres. A second problem relates to accessing the garage. The applicant indicates that the easiest way to access the garage is to drive in a forward gear and then reverse into the side lane blindly. This has highway safety issues. A further problem indicated by the applicant is due to the lane is permanently blocked with other vehicles by the occupants of the cottages which also share the lane. The applicant also indicates that there is ample parking either along Windsor Road or along Bay View. From visiting the area on a number of separate occasions (morning/afternoon periods), it is apparent that there is generally a high demand for on-street parking along the western aspect of Windsor Road, particularly near to the junction with Bowing Road. The eastern end of Windsor Road, where the application site is located, there does seem to be more on-street parking available. There is also a number of on-street parking spaces along Bay View which is close proximity to the site. The existing garage certainly would not appear to be an ideal parking space for the reasons indicated by the applicant, although the size would be appropriate in terms of the Planning Division, as under permitted development rights, a garage with dimensions of 2.4 metres by 5 metres can be erected without permission. There do seem to be restrictions with this garage and the use of the lane. From evidence submitted, vehicles not associated with the applicant do park and therefore block the lane. It could be argued that restricting the parking along this lane could result in an increase in on-street parking, as these parked vehicles would have to park on the highway instead. It is considered from visiting the area on a number of occasions it is evident that there is the capacity for further on-street parking within close proximity to the application site. Added to this there are no potential future development sites within the area, and therefore the demand for on-street parking is likely to remain as existing and not significant increase. ## Recommendation For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted. ### Party Status The local authority is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (c) and (d), considered an "interested person" and as such should be afforded party status. The Department of Transport Highways and Traffic 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. ### Recommendation Recommended Decision: Permitted 6 April 2010 10 / 00038 / B Date of Recommendation: 06.04.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : 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 conversion of existing detached garage into additional living accommodation as proposed in the submitted documents and drawings 09 0633/1 and 09 0633/3 all received on 13th January 2010. I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer Decision Made : Permitted Date : 9 April 2010 Signed : ______________________________ Senior Planning Officer --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/35747-lezayre-15-windsor-conversion-garage/documents/1346513*