**Document:** Officer Planning Report **Application:** 07/01762/B — Alterations and erection of a two storey extension to side elevation to provide garage and additional living accommodation **Decision:** Refused **Decision Date:** 2007-11-22 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/83877-lezayre-151-greenlands-extension-garage/documents/1510350 --- # Officer Planning Report ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations ### Written Representations ### Consultations ### Officer's Report #### 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. #### Planning History 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. #### Representations 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. #### Planning Policy 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: - (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." 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. ## ASSESSMENT 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. ## PARTY STATUS 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. ## Recommendation **Recommended Decision:** Refused **Date of Recommendation:** 14.11.2007 ### Conditions and Notes for Approval / Reasons and Notes for Refusal 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 --- *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/83877-lezayre-151-greenlands-extension-garage/documents/1510350*