**Document:** Officer Report **Application:** 25/90973/B — Erection of detached double garage with new vehicular access **Decision:** Permitted **Decision Date:** 2026-03-02 **Parish:** Ramsey **Document Type:** report / officer_report **Source:** https://planningportal.im/a/130558-ramsey-41-claughbane-drive-garage-erection/documents/1592383 --- # Officer Report ## PLANNING OFFICER REPORT AND RECOMMENDATIONS **Application No.:** 25/90973/B **Applicant:** Mr & Mrs Robert Arneil **Proposal:** Erection of detached double garage with new vehicular access **Site Address:** 41 Claughbane Drive Ramsey Isle Of Man IM8 2BH : Richard Wilshaw **Photo Taken:** 09.01.2026 **Site Visit:** 09.01.2026 **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 27.02.2026 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. - C 2. Prior to the commencement of the development hereby approved details shall be submitted to and approved in writing by the Department which set out how damage to the existing trees on site will be avoided. The development shall take place in accordance with the approved details. Reason: To ensure appropriate tree and hedge retention and protection. - C 3. Prior to the garage hereby approved being brought into use, the proposed drainage channel shall be installed and retained as such thereafter, unless the garage driveway (when constructed) falls away from the highway. Reason: To ensure an appropriate drainage scheme is provided for the development. N 1. A S109 highways agreement will be required for any dropped kerb to facilitate the new driveway access. This application has been recommended for approval for the following reason. The proposed detached garage would have no significant impacts to residential amenities nor public amenities to warrant a refusal. Subject to the imposition of conditions relating to drainage and tree removal it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan 2016 and the Residential Design Guide 2021 and therefore it is recommended that the application be approved. Plans/Drawings/Information; The development hereby permitted shall be carried out in accordance with the following approved plans received 16.10.2025: Proposed Garage Floor Plans, Section and Elevations Drawing No: 106 And the following approved plans received 07.01.2026 Site Location and Site Plan Drawing No: 102 Rev.: A Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No objection DOI Highways Drainage - No objection ## Officer’s Report ## - 1 APPLICATION SITE 1.1 The application site comprises 41 Claughbane Drive, a detached residential property located at the end of a cul-de-sac. The site consists of the dwelling, a detached summer house and its residential curtilage which primarily consists of an open garden. The site measures approximately 900m2. 1.2 The application site is bound by existing dense hedgerow and trees to the west with a woodland beyond. To the north, east and south of the site are existing residential properties. ## - 2 PROPOSAL 2.1 The application proposes the demolition of the existing summer house and the erection of a detached double garage with new vehicular access to Claughbane Drive. The proposed garage measures 8m in length, 6.5m in width and 4.5m in height to its ridge. The roller garage door will be to its eastern elevation and is 4.5m in width. 2 personnel doors and a window are proposed to the northern elevation. Internally the space is split into 2 with a small store area to the rear, which is 1.4m in width. The remaining 6m of internal space will form the garaging space. 2.2 The materials proposed for the garage have been chosen to match the existing dwelling. Dark coloured Marley Double Roman Concrete roof tiles, white uPVC windows and doors and block work walls finished with white painted render. 2.3 A new driveway is proposed to provide vehicular access from the proposed garage to Claughbane Drive and this will be finished in concrete. Limited details have been submitted to show how the proposed driveway interacts with the existing footway and/or the neighbours driveway. However, separate processes exist to secure approval from the Department of Infrastructure in the form of a Section 109 Highways Agreement to facilitate the connection of the driveway to the adopted highway. On that basis it is considered that sufficient information has been provided to assess this planning application and the further detail will then follow via the Section 109 process, if planning permission is granted. ## - 3 PLANNING HISTORY 3.1 12/00396/B - Alterations and extension to dwelling including erection of a wall and timber outbuilding, re position oil tank and driveway amendments - Approved 02.05.2012 3.2 25/90972/B - Replacement of existing stone cladding to east elevation with render and paint finish - Approved 04.12.2025 ## - 4 PLANNING POLICY 4.1 In terms of local plan policy, the application site is within an area recognised as being within a "predominately residential use" under the Ramsey Local Plan. The site is not within a Conservation Area, nor are there any registered buildings in the vicinity. 4.2 General Policy 2 of the Strategic Plan is considered applicable, which 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." 4.3 Residential Design Guide July 2021. - 5 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. 5.1 DOI Highways - No objection (03.12.2025) - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking. A S109 highways agreement will be required for any dropped kerb to facilitate the new driveway access. 5.2 Ecosystem Policy Team - Objection due to lack of information and site specific concerns (15.12.2025) - Have assumed trees will need to be removed but no arboricultural information has been provided with this application, nor any ecological mitigation details. Encourage adherence to the mitigation hierarchy of Avoid>Minimise>Compensate, with priority going to the avoidance of ecological impacts. Since a driveway is already present on the property, consideration should therefore be given to site design to avoid tree removal in the first place. Should tree removal be considered necessary, and Planning be minded to approve this application, then details of proportionate ecological mitigation in the form of new tree planting should be provided. 5.3 Ecosystem Policy Team - No objection (26.02.2026). Now content with the proposals reassurances have been provided which confirm that that no tree removal is required. Recommends the use of a generic tree protection condition on any approval. 5.4 Highways Drainage - Objection due to lack of information (22.12.2025) - Difficult to determine from the plans submitted whether or not the proposed new vehicular access onto the public highway will result in surface water runoff draining on to it. If this were the case then it would be at odds with the guidance contained in Chapter 16.2.4 of the Manual for Manx Roads and Section 58 of the Highway Act1986. 5.5 Highways Drainage - No objection (23.12.2025) - Content with revised plan which satisfies the requirements at the planning stage. If the application is approved and the garage driveway (when constructed) falls away from the highway, then the drainage channel can be omitted. 5.6 The following were consulted but no response has been received at the time of writing the report: - Ramsey Town Commissioners; and o Forestry, Amenity and Lands (DEFA). ## - 6 ASSESSMENT 6.1 The key issues relate to the potential visual impact upon the street scene, potential impact upon neighbouring amenities, potential impact on existing trees and biodiversity and drainage. Potential visual impact upon the street scene - 6.2. The proposed detached garage in terms of its design, proportion, position and finishes are in keeping with the existing property and would be an acceptable form of development. The neighbouring property to the south already has a detached garage in a similar size, scale, design and location. Accordingly, from these respects the proposals would comply with General Policy 2 and the Residential Design Guide 2021. Potential impact upon neighbouring amenities 6.3 The property most likely to be affected by the works is 53 Claughbane Drive to the south of the site. However, given the design, scale, height and distances to this property it is not considered the potential impacts would be so significant to warrant a refusal. Indeed 53 Claughbane Drive has an existing detached garage sited approximately 2m south of where the proposed garage would be sited. Potential impact on existing trees and biodiversity 6.4 Upon initial submission of the application concerns were raised regarding the potential impact the proposed development may have on existing mature trees. In response the Applicant sought the advice of an arboricultural specialist. The Ecosystems Policy Team are now content with the proposed development, subject to the use of an appropriate tree protection condition on any approval. As per the advice from the arboricultural specialist if any existing tree roots are found during the construction of the new driveway then a cellular confinement (geo-cell) system should be used as the sub-base, installed in accordance with the manufacturer's guidance, to minimise potential impacts on tree roots and rooting environment. A condition can also be used to secure this, on any approval. Subject to the inclusion of these conditions it is judged that the proposed development will not have an adverse impact on the existing trees and biodiversity. Drainage 6.5 In their initial response DOI Highway Services Drainage stated that they had difficultly in determining from the plans submitted whether or not the proposed new vehicular access onto the public highway will result in surface water runoff draining on to it. If this were the case then it would be contrary with the guidance contained in Chapter 16.2.4 of the Manual for Manx Roads and Section 58 of the Highway Act1986. They requested levels information to further assess how the vehicular access interacts with the public highway. 6.6 In response the Applicant has submitted a revised Proposed Site Plan which now incorporates a drainage channel at the end of the proposed driveway. DOI Highway Services Drainage are content with this solution and suggest that if the application is approved and the garage driveway (when constructed) falls away from the highway, then the drainage channel can be omitted. This level of detail can be agreed at the Section 109 Highway Agreement stage. ## - 7 CONCLUSION 7.1 Overall, the proposed detached garage would have no significant impacts to residential amenities nor public amenities to warrant a refusal. Subject to the imposition of conditions relating to drainage and tree removal it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan 2016 and the Residential Design Guide 2021 and therefore it is recommended that the application be approved. ## - 8 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). 8.2 Article A10 sets out that the right to appeal is available to: - applicant (in all cases); - a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria. 8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): - any appellant or potential appellant (which includes the applicant); - the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; - any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and - in the case of a petition, a single representative. 8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal. I can confirm that this decision has been made by the Head of Development Management 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, and/or rights to appeal. Decision Made : Permitted Date : 27.02.2026 Determining Officer Signed : S BUTLER Stephen Butler Head of Development Management Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record. --- *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/130558-ramsey-41-claughbane-drive-garage-erection/documents/1592383*