Officer Report

Application No.: 17/00210/B Applicant: Mr Richard Dixon Proposal: Erection of detached garage and store Site Address: Mount Auldyn House Jurby Road Ramsey Isle Of Man IM8 3PF Case Officer : Mr Jason Singleton Photo Taken: 23.03.2017 Site Visit: 23.03.2017 Expected Decision Level: Officer Delegation

Officer’s Report APPLICATION SITE

1.1 The application site is Mount Auldyn, Jurby Road, Ramsey. The site comprises a generously sized two storey detached house forming part of the residential frontage to the south side of Jurby Road. The dwelling is of Georgian style and appears to have been extended considerably. The dwelling is set behind a substantial roadside wall and is relatively private. The site is surrounded by neighbouring dwellings on both sides (west and east). To the rear, the dwelling's spacious grounds extend to the Sulby River to the south. THE PROPOSAL - 2.1 Proposed is the erection of a timber framed detached garage with store over. The garage would measure 11m long x 6m wide and 6.2m high, giving a total 85sqm which is to be located to the west of the application site behind the rear building line. Access to the garage would be via a new 27m long x 3.3m wide permeable paving track.

2.2 The proposed building would see the main garage part being 6.0m x 8.0m and feature two glazed timber sliding / folding doors, above this part of the garage would be a storage area accessed externally by a timber framed staircase on the south elevation. Attached to the north elevation is a single storey part measuring 3.0m wide and 5.6m long to house a garden store and two separate oil stores. - 2.3 The garage / store would be finished in tanalised timber, installed horizontally with tongue and groove jointing, with natural grey slate roof. Within the front east elevation would feature two conservation style Velux roof windows.

PLANNING HISTORY

3.1 The following history is of particular relevance to the current application;

13/91195/B - approval granted in 2013 for the erection of a first storey extension to provide an ensuite bathroom to dwelling. 10/00980/B - approval granted in 2010 for alterations, erection of extensions, detached garage and amending vehicular access and driveway. 09/00271/B - approval granted in 2009 for alterations, erection of extensions, detached garage and amending vehicular access and driveway. DEVELOPMENT PLAN POLICIES

4.1 In terms of land use designation the application site is located within a wider area of land that is designated as predominantly residential by the Ramsey Local Plan 1998.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states (in part):

"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:

• (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; (g) does not affect adversely the amenity of local residents or the character of the locality;

REPRESENTATIONS

5.1 Ramsey Town Commissioners has no objection (/0/17)

5.2 Highways Services have commented (27/03/17) "The proposal is to construct a double garage with storage above. The garage is of sufficient size and there will be no alteration to the access arrangements". Highway Services does not oppose this application.

5.3 DEFA Forester has commented (09/03/17) The Tree Survey and Report submitted in support of this application shows that the impact of the proposal on nearby trees has been carefully considered. The protective measures and arboricultural monitoring that are recommended will ensure that the impact on nearby trees would be minimised. The only thing I would question is the classification of T4 (large mature sycamore) as a category U tree and the recommendation to remove it on this basis. This tree is very visible from the A13 Jurby Road and has a high amenity value. Defects have been reported but I would urge the applicant to consider other remedial pruning options that would allow the tree to be retained. If the application is approved I recommend that you apply the following conditions:

• 1. The protection measures and construction methods detailed in the Tree Survey and Report prepared by Manx Roots Tree Management Limited submitted in support of the application shall be adhered to in full, subject to the pre-arranged supervision detailed in section 10 and appendix 5, by a suitably qualified and pre-appointed tree specialist. No retained tree shall be cut down, uprooted, or wilfully destroyed during the development phase and thereafter within 5 years from the completion date, other than in accordance with the approved plans and particulars or as may be permitted by prior approval in writing from the Department. This condition may only be fully discharged on completion of the development subject to satisfactory written evidence of contemporaneous supervision and monitoring of the tree protection throughout construction by a suitably qualified and pre-appointed tree specialist.
• 2. Mitigation planting and post planting maintenance shall be carried out in accordance appendix 7 of the Tree Survey and Report prepared by Manx Roots Tree Management submitted in support of the application.

The first condition will ensure that the protective measures recommended by the tree report are implemented in full, therefore protecting the amenity value of trees to be retained. The second condition will mitigate for the tree removal required to implement the proposal and maintain canopy cover in the long term.

ASSESMENT

6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the visual impact of the proposed development on the character and appearance of the existing dwelling and (ii) potential impact on the surrounding area and street scene.

6.2 The application is located within an area of twenty two trees on the western boundary. The applicant has engaged an Arboriculturalist to undertake an assessment of the tree conditions, type and recommendation for building in the close proximity with trees and a method statement. The proposal would see the removal of seven trees to facilitate the development, two of which are in poor structural or physiological health. To mitigate the loss of trees a replanting schedule has been submitted which recommends the planting of two small leaved lime trees at 3.0m spacing's at a height of 2.0m to the west of the proposed building as it is apocopate for sheltered woodland conditions and the soil type. Also recommended is ongoing maintenance of the existing trees to ensure their longevity.

6.3 The previously approved garage under the 2010 permission saw the garage located closer to the dwellinghouse and measuring 7m x 7m. The principle of a garage within the residential curtilage is acceptable and the location towards the western boundary has been mitigated as detailed above. It is not perceived the garage would cause any undue visual harm towards the neighbour to the east as it would be in excess of 20m away with mature hedging on the boundary and the configuration of the two buildings in relation to each other.

6.4 From the public highway, the garage would be 30m away and screened by mature trees, in any case the curtilage adjacent to the highway is bound by a 2.0m high Manx stone wall with timber gate ways into the site. The upper proportions may be visible but as the finish is to be timber cladded and is set within a small coppice of trees it would be in keeping and of a size that is subordinate to the dwellinghouse and is not considered over development of the site. - 6.5 The level and scale of development proposed within this planning application are considered to be relatively modest and not judged to cause harm to the appearance of the main building or considered to harm the character and quality of the landscape and wider surrounding area. As such the proposal is deemed acceptable.

RECOMMENDATION

7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. INTERESTED PERSON STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated.

8.2 The Forestry Officer is part of the same Department as is the planning authority and as such should not be afforded interested person status in this case.

Recommendation Recommended Decision: Permitted

Date of Recommendation: 28.03.2017

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The protection measures and construction methods detailed in the Tree Survey and Report prepared by Manx Roots Tree Management Limited submitted in support of the application shall be adhered to in full, subject to the pre-arranged supervision detailed in section 10 and appendix 5, by a suitably qualified and pre-appointed tree specialist. No retained tree shall be cut down, uprooted, or wilfully destroyed during the development phase and thereafter within 5 years from the completion date, other than in accordance with the approved plans and particulars or as may be permitted by prior approval in writing from the Department. This condition may only be fully discharged on completion of the development subject to satisfactory written evidence of contemporaneous supervision and monitoring of the tree protection throughout construction by a suitably qualified and pre-appointed tree specialist. Reason: to ensure that tree loss is minimised in the interests of the character of the area.
• C 3. Mitigation planting and post planting maintenance shall be carried out in accordance with Appendix 7 of the Tree Survey and Report prepared by Manx Roots Tree Management submitted in support of the application.

Note: the applicant is encouraged to try to retain T4 (large mature sycamore) which is very visible from the A13 Jurby Road and has a high amenity value. Whilst defects have been reported, other remedial pruning options that would allow the tree to be retained should be considered.

Reason: to ensure that the development sits comfortably in its surroundings and has as little impact on the existing trees as possible.

This approval relates to drawings referenced; 01; 02; TR-131016_R1 tree removal plan; TP-131016R1 Tree protection plan; Tree survey report and appendices, all date stamped 22nd February 2017.

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: 28.03.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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