**Document:** APL Planning Statement
**Application:** 23/01016/B — Erection of new garage/workshop and reconstruction of existing garage
**Decision:** Permitted
**Decision Date:** 2023-11-29
**Parish:** Lezayre
**Document Type:** report / planning_statement
**Source:** https://planningportal.im/a/10634-lezayre-river-house-riverside-garage/documents/974719

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# APL Planning Statement

## Planning Statement In Support Of An Application For The Erection Of A Workshop/Garage, River House, Ramsey Im8 3Da

![photograph from page 1](https://images.planningportal.im/2023/09/6882785.png)

Aerial photograph of the site prior to the removal of the three sycamores

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

- 1.0 Introduction
- 1.1 River House is a handsome dwelling which sits on the eastern side of the Sulby River, to the west of Bowring Road from where the site is accessed via a lane which also serves a number of other properties - Port Natal and 1-6, Riverside. Riverside is a private road which is generally single width and unmade.
- 1.2 River House is a two storey house with a two storey rear annex and a more modern single storey annex to the rear (north) of this. The house is peculiar in that it appears to have two principal elevations, neither of which is quite right in that the eastern elevation which faces anyone approaching the house from the land, has a grand portico in the centre of the ground floor at the top of a flight of steps but above eaves level, the roof is part chimneyed gable and part pitched roof running at right angles to the gable and other ridge. The southern elevation also has the character of a principal elevation although lacks a second chimney on the western gable.
- 1.3 The single storey annex continues to the east in a part courtyard, providing additional living accommodation and a single garage.
- 1.4 To the east of this is a banked area where three trees (referred to in the aerial photograph above) were recently removed under licence. Within this area has recently been constructed a garage to accommodate some of the applicant’s vehicles including a motor home which necessitated the garage having an internal height taller than a usual domestic garage.
- 1.5 The property is visible only from Poylldooey Road and the public footpath network on the western and southern side of the Sulby River, and from the river itself. From here, the house is easily distinguishable with the mature gardens and rising bank behind the house providing a backdrop to the existing rear garden and terrace.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

![A photograph showing a large detached cream-colored house with a garden and construction materials stored in the foreground.](https://images.planningportal.im/2023/09/6882787.jpg)

![A photograph showing a rural property with a detached house and outbuildings, featuring an excavator on site indicating construction or reconstruction work.](https://images.planningportal.im/2023/09/6882788.jpg)

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

![A photograph showing a tidal estuary in the foreground with a stone wall and residential buildings in the background.](https://images.planningportal.im/2023/09/6882791.jpg)

- 2.0 The proposal
- 2.1 Proposed is the erection of a second new garage/workshop within the flat area to the rear (north) of the house. Whilst there is already garaging within the site, the applicant has a collection of vehicles

- between 7-9 cars and 3 motorcycles including vintage vehicles which require to be kept and worked on indoors.

- 2.2 The proposal involves the removal of the existing garage within the courtyard to provide access for the construction of the new garage/workshop and it will be rebuilt to match what existed up until very recently.
- 2.3 The garage/workshop will be finished in Juniper green cladding and be built into the bank behind the building which will be 17m long and 9m wide, 2.4m to the eaves and just under 4m to the ridge, less high than the masonry buildings to which it will be attached.
- 2.4 As with the previously approved garage, in order to maximise flood risk all electrical sockets will be placed higher up on the internal walling and there are to be no doors or openings on the elevation facing the river from where any flood water would come if there is a tidal or river flooding event.
- 2.5 The new floorspace is intended solely for use in association with the occupation of the dwelling, for the storage and maintenance of the owner’s motor vehicles and not for any commercial or residential purpose.
- 2.6 There are existing plum and damson trees between the site of the proposed building and the river and these are to be retained.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

- 3.0 Planning policy
- 3.1 The site lies within an area designated on the Ramsey Local Plan 1998 as Predominantly Residential. The draft Area Plan for the North and West identifies the house and site of the proposed garage as Residential with the remainder of the garden as open space. A submission has been made to Cabinet Office in this respect as this area is clearly garden associated with River House and should be designated as Residential. This does not affect the current proposal as the proposed building lies within the area of Predominantly Residential use (see below).

Draft Area Plan for the North and West

- 3.2 There is therefore a presumption in favour of residential development on this site. The Strategic Plan recommends that in such areas there are detailed considerations which need to be taken into account and satisfied in any development proposal:

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;

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

![A color-coded planning map or site location plan showing land use zones, a river, and property boundaries.](https://images.planningportal.im/2023/09/6882794.png)

- (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.

- 3.5 Some of these issues are given further consideration in other policies within the Plan, such as the protection of trees (Environment Policy 3), ecology (Environment Policies 4 and 7), presumption against increase in flood risk (Environment Policies 10 and 13) and the requirement for the protection of highway safety (Transport Policy 4). There is a presumption that residential development shall have adequate parking (2 parking spaces per dwelling - Appendix Seven of the Plan).
- 3.6 Development is also expected not to have any adverse impact on the living conditions of those in adjacent properties and guidance is provided in the Residential Design Guide 2021. This presumes against development that is too close to other property, has windows which overlook it or would overshadow it.
- 3.7 The Climate Change Bill requires that development should

(a) demonstrate that the application has been made having regard to the following climate change policies —

- (i) the maximisation of carbon sequestration;
- (ii) the minimising of greenhouse gas emissions;
- (iii) the maintenance and restoration of ecosystems;
- (iv) biodiversity net gain;
- (v) the need for sustainable drainage systems; and
- (vi) the provision of active travel infrastructure; or

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

## (b) explain why consideration of one or more of those polices is not practicable in relation to the proposed development

![map or plan from page 7](https://images.planningportal.im/2023/09/6882797.png)

although this requirement has yet to be the subject of an appointed day order so is not yet mandatory.

- 3.8 The site does not lie within a Conservation Area, the buildings are not Registered (the nearest being the former Bridge Inn, 15 and 17, Bridge Lane and Riverside Cottage none of which is close to the site) and there are no Registered Trees or Registered Tree Areas within or close to the site.
- 3.9 The site is partly within an area identified on the national flood risk maps as at risk of tidal flooding although the area of the proposed garage lies mostly outside this area (see right). This appears to be replicated in the Area Plan Infrastructure Constraints map although the overlying text makes it difficult to see in detail (see far right).

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

- 4.0 Planning history
- 4.1 Prior to the acquisition of the site by the current owners, planning applications were submitted for alterations and extensions (90/00557/B Further development of dwellings in this area has been refused, the most recent of which, for a single dwelling - 05/01631/A. This was refused on appeal due to concerns about the adequacy of the access and where the inspector states, “I accept that the land use zoning in the Ramsey Local Plan, 1988, and the policies in the emerging Isle of Man Strategic Plan do not stand in the way of suitable residential development of the appeal site.” (Paragraph 25).
- 4.2 More recently, planning approval has been granted for the erection of a garage to the east of the house to accommodate some of the applicant’s vehicles including a motorhome. This development is nearing completion (22/01048/B).

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

- 5.0 Assessment
- 5.1 The erection of a garage intended for domestic purposes, within the grounds of River House should be considered acceptable in principle as it is in accordance with the designated land use on the adopted and emerging development plans. Whilst there is already garaging within the site, the plot is a large one which requires maintenance and in addition to this, the applicant has an extensive collection of cars and motorcycles, some vintage, which require indoor storage and maintenance within a building to preserve their condition as well as to ensure their safety and security.
- 5.2 The siting of the garage adjacent to the existing garage, and with the backdrop of the existing bank and its trees should not result in any significant public visual impact: whilst it will be visible to anyone on the other side of the bank, the backdrop , the retention of the fruit trees, the colour of the proposed sheeting and simplicity of the building with no windows or doors in the elevation facing the river, the building will not be prominent in the much wider landscape of which this property, and in particular, this part of the property, forms a small part.
- 5.3 The garage will not be visible from any adjacent residential property and the existence of the garage will not result in any increase in the amount of traffic using the lane. Whilst there may be an increase in traffic due to construction traffic, this is not usually a planning consideration as the impact is temporary and a similar impact could result from works for which planning approval is not required (repairs for example or structures which could be erected under the Town and Country Planning (Permitted Development) Order 2012).
- 5.4 The proposal will not result in the loss or potential threat to any remaining trees.
- 5.5 The garage will enable the owner to accommodate his vehicles within his own property where he can be sure of their security and work on them from the convenience of his home and will reduce the need to travel to the various places where they are currently stored.
- 5.6 In acknowledgement of the potential flood risk to the site, whilst the proposal is not for living accommodation, precautions will be taken in respect of the position and height of sockets and elements liable to damage. As the items to be stored in the proposed building are valuable, the applicant will take all necessary precautions to ensure the safety of the contents of the building from any potential flood risk.
- 5.7 It is also considered relevant that in the case of the previous application for the other garage, the Flood Risk Hub, whilst initially objecting to the application, amended their response and withdrew their objection on the basis that there was no residential use of the building. This current proposal is not intended to be used for residential purposes, solely storage and workshop facilities for the house and the applicants would accept a condition to that effect.

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

5.8 It is suggested that the proposal complies with all of the relevant planning policies and will not result in any adverse impact on the surrounding area.

## Sarah Corlett 25.08.2023

Sarah Corlett Town Planning Consultancy Ltd Registered address: Ballachrink Croft, Ballacorey Road, Bride, Isle of Man IM7 4AW t: 07624 485517 e: planning@sarahcorlett.com w: www.sarahcorlett.com Directors: Sarah Elizabeth Corlett Nicola Jane Corlett

Company Registration 134325C

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*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/10634-lezayre-river-house-riverside-garage/documents/974719*