87/04540/BApproved
Erection of a garage at rear of 6 Albion Terrace, Lezayre Road, Ramsey.
neighbouring properties
14 July 2023 · Delegated
3, Auburn Place, Ramsey, Isle Of Man, IM8 2lp
Permission was granted for the erection of a detached single garage in the rear garden of Jasmine 3 Auburn Place, a two-storey semi-detached house on the northern side of Lezayre Road in Ramsey, Isle of Man. The rear garden stretches around 24 metres from the dwelling to the northern boundary, with mature landscaping along the boundary with the neighbouring property at 29 Bircham Avenue. A rear lane connects the garden to Lezayre Road, which was relevant to the assessment of highway safety. The officer considered three main issues: whether the garage would harm the visual character of the site and surrounding area, whether it would affect existing trees, and whether it would create any highway safety concerns. The application was approved with five conditions attached.
The application was approved on 14 July 2023 under delegated powers. The officer assessed whether the garage would harm the visual character of the site and locality, affect nearby trees, or create highway safety issues, and found the proposal acceptable on all three counts.
General Policy 2
The proposal is considered to be in accordance with General Policy 2
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. 6.3 Development outside of areas zoned for development
Transport Policy 7
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
Environment Policy 42
pment. 8.13.2 The extent of formal open space with in settlement boundaries in the South is identified on the Proposals Map (Map 3) and Inset Maps (Maps 4-7). The Isle of Man Strategic Plan (Environment Policy 42) seeks to protect these open spaces and indicates that: 8.13.3 "Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a partic ular area will not be permitted.''
Policy R/R/P3
Ramsey Local Plan
3.14 Policy R/R/P3: Infill/Backland Sites Within areas zoned for Predominantly Residential use there will be a general presumption against the development of those sites which provide attractive, natural "breathing" spaces between established residential buildings. These sites will often include trees, mature landscaping, or simply green space. Any possible development of such sites should form the subject of consultation with the Office of Planning prior to the submission of any application.
Policy R/E/P3
Ramsey Local Plan
garden areas are protected from inappropriate residential development, particularly where such development would result in the loss of existing trees or hedgerows (reference: Policy R/E/P3). ## The Built Environment
Condition 1
- 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.
Condition 2
- 2. The development hereby approved including layout, access arrangements, and visibility, shall be provided in accordance with approved plan Drawing No. 02 rev C received 16 March 2023 and retained as such thereafter. No other/additional access provisions may be made. Reason: In the interests of highway safety.
Condition 3
- 3. No development may be commenced nor any equipment, machinery or materials be brought onto the site for the purposes of the development until suitable protective fencing has been erected in the location shown on the approved drawing No. OTP-200422, to form a Construction Exclusion Zone ('CEZ'). Within the CEZ nothing shall be stored, placed or disposed of above or below ground, the ground level shall not be altered, no excavations shall be made, no mixing of cement or use of other contaminating materials or substances shall take place, nor shall any fires be lit. The implemented CEZ may only be removed when the construction work has been fully completed on the site. Reason: to ensure that all trees to be retained are adequately protected from damage to health and stability throughout the construction period to protect and enhance the appearance and character of the site and locality.
Condition 4
- 4. The development hereby approved shall be carried out strictly in accordance with the tree protection measures detailed in the Outline Tree Protection Plan (Drawing No. OTP200422), Arboricultural Impact Assessment Report prepared by Manx Roots Limited, and dated 7 March 2023, and Planning Statement Relating to Sub-Structure of the Proposed Garage prepared by BB Consulting Engineers. The garage sub-structure be constructed in the manner detailed in the A Planning Statement Relating to Sub-Structure of the Proposed Garage prepared by BB Consulting Engineers and as shown in drawing No. 22-117 - 01 rev A (Proposed Foundation Plan and Cross Section). No continuous strip footings; cantilevered superstructure towards western boundary; pad foundations to be orientated to limit shading of existing tree roots. The proposal shall adhere to the use of heel-mesh metal grids supported by ground screws (Green Grid Systems Rootbridge, 15kN or equivalent) to construct the ramp from the lane to the finished floor level of the garage as outlined in the Arboricultural Impact Assessment. Reason: to ensure that all trees to be retained are adequately protected from damage to health and stability throughout the construction period to protect and enhance the appearance and character of the site and locality.
Condition 5
- 5. Prior to the commencement of the development hereby approved an Arboricultural Method Statement (AMS) providing a schedule of a monitoring and reporting programme of all on-site supervision and checks of compliance on all arboricultural matters. The agreed AMS shall be adhered to in full. Reason: to ensure compliance with the tree protection and to protect and enhance the appearance and character of the site and locality.
Demolition of existing outbuildings at rear and construction of garage, 10 Albion Terrace, Lezayre Road, Ramsey.
neighbouring properties
Erection of a garage at rear of 6 Albion Terrace, Lezayre Road, Ramsey.
neighbouring properties
Alterations and erection of a rear garage (in association with 21/00532/CON).
neighbouring properties