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Application No.: 17/00779/B Applicant: Mr Glenn Kinrade Proposal: Erection of a garden building and replacement of doors with garage door on existing storage building Site Address: Stella Maris Mountain Road Ramsey Isle of Man IM8 2JJ Case Officer : Mr S Butler Photo Taken: 12.09.2017 Site Visit: 12.09.2017 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 21.09.2017 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This decision relates to the plans / drawings / information dated stamped as having been received on the 21st July 2017 (including the drawing entitled "Planning Drawing" and numbered SM17/429/1) and the e-mail received at 09:43 on the 11th September 2017.
_______________________________________________________________ Interested Person Status – Additional Persons
It is recommended that the following persons should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
1.0 SITE - 1.1 The site is a residential property which fronts onto the Mountain Road as it approaches the Ramsey hairpin. To the North West of the property (approximately 40 metres away), to the other side of Mountain Road, are residential properties which, due to the topography of the area, are significantly lower than the application site. To the East and South (behind Claughbane Walk) are further residential properties, whilst to the West is the hairpin itself. - 1.2 The existing houses faces North West and to the South West is a detached store and beyond that a relatively flat area (much of the remainder of the garden is quite steep). The property has a significant area of drive way which also allows for parking. - 1.3 There are trees to the rear of the property but not to the frontage. It appears that the site has recently been cleared.
2.0 THE PROPOSAL - 2.1 The application seeks approval for two elements:
2.2 The applicant has indicated that the garden building would be a log cabin with one room, and so its use would be ancillary to the main dwelling and it would not be used as separate/independent accommodation. - 2.3 The applicant has indicated that the existing store will be used for general storage purposes, including a number of old motorcycles (the improved access would allow for this but would not be large enough for cars, given the approach).
3.1 There a are a number of applications relating to the site, two of which are considered to be specifically material in the assessment of the current application:
05/00421/B Demolition of existing garage and outbuildings and construction of a new double garage, additional living accommodation and the installation of rear dormer window to existing dwelling (Permitted) 12/0119/B Erection of a detached storage building (Permitted)
4.1 The application site is within an area zoned as "Predominantly Residential" identified on the Ramsey Local Plan (1998). It is not within a Conservation Area.
4.2 The Isle of Man Strategic Plan (2016) does not include any specific policies which relate to garden buildings, however paragraph 8.12.1 (which relates to extensions to properties) states, "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general".
4.3 It is therefore considered appropriate to assess the proposal against the relevant broad of General Policy 2 (extracts below).
"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: …
5.1 Ramsey Town Commissioners commented on the 22/08/17 indicating that they had no objection to the proposal.
5.2 DOI Highways have commented on 22/08/17 that they "do not oppose". - 5.3 An objection has been received from the owner/occupier of 30 Barrule Park which states,
"We are directly opposite the proposed site. Our property has the main living area on the 1st floor, the proposed building is elevated directly behind our property and would significantly impact on our privacy to a point where the 'garden building' would have a direct view into our living areas. The plans also request approval for electricity to the building, which potentially indicates night time use, when our property is at its fullest use. Finally, given the almost vacant possession of the main property, I'm not sure as to the reason for the building in the first instance. Please note that the removal of various trees during the clearing around the site has already reduced our privacy to the house based above Stella Maris".
6.1 Each element of the proposal will be considered in turn. Replacement Door
6.2 This is considered to be acceptable - it will have negligible impact on the appearance of the building (especially when viewed from outside the site) and will have no overall impact on the level of car parking available for the property. Garden Building - 6.3 Given the zoning of the site and that the use is ancillary to the dwelling, it is considered that the proposal is acceptable in principle. - 6.4 The site is prominent due to its position on the hillside, and the importance of the Mountain Road as part of the TT races. The removal of trees from the site prior to submission has made the site more prominent, but given that the use is in accordance with the zoning it is not considered that this is unacceptable. The building is of a shape and design that would be expected within a residential area, and is to be in line with the existing house and garage. It is therefore felt to comply with parts (b) and (c) of General Policy 2. - 6.5 The concerns from the nearby property are noted. Whilst the building may well give a feeling of overlooking (which is to some extent a subjective judgement) given the distance
7.1 In light of the above issues, the proposal is supported. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 21.09.2017 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
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