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From: Janet Jukes <[email protected]> Sent: 19 July 2018 17:58 To: DEFA, P&BC Enforcement Cc: Stuart Jukes Subject: Retrospective planning application reference number 18/00672/B - 1 Cooil Breryk Attachments: 1 Cooil Breryk - July 2018.docx
Dear Sirs
Please find attached our letter stating objections to the above retrospective planning application. Please acknowledge receipt of this email and attachment. Yours faithfully J Jukes (Mrs)</[email protected]>
Dear Sirs
Retrospective planning application reference number 18/00672/B Conversion of garage to food preparation area, storage of container and building works, 1 Cooil Breryk, Ramsey
It is with concern we note yet again that retrospective planning approval is being sought for works at 1 Cooil Breryk. Since 2009 three previous retrospective applications have been considered where varying degrees of work have been instigated before planning permission has been applied for. This appears to be in defiance of the planning regulations most people in the area conform to who obtain planning permission and go through the proper period of consultation before works commence.
We wish to comment on the current retrospective application as the nature of the works trying to be carried out indicates a move away from the wholly residential property originally built to a residential/commercial property that is having a significant impact on the neighbourhood already. In order to illustrate this point we need to mention the previous retrospective applications.
Work had already commenced on this and the planning officer's comments stated that "the works which have been undertaken detract from the street scene in contravention of General Policy 2c and 2g, in terms of providing an excessive amount of hard standing which is immediately visible from the public highway and where the appearance of the hard standing, and parked vehicles, together with the absence of gate pillars dominate the appearance of the property". The application was refused on 21 December 2009 and the applicant was requested to reinstate the pavement and remove mobile catering units from the site. We are not aware that this has been done other than the reinstatement of the removed kerbing, and according to the Planning Officer's letter of 3 February 2010 failure to reinstate the garden/driveway area carried a fine! Whilst the mobile catering units have now been moved to the other side of the building there is now in situ a large metal storage container, a 4-wheel trailer, a Masserati car and other associated pieces of equipment scattered about which now "dominate the appearance of the property".
This application was subsequently withdrawn after one of the vans was removed and breach of planning control was deemed to have occurred. However, Ramsey Commissioners had objected on the grounds of parking for commercial vehicle and widened driveway would dominate a site which is within a residential area and would be un-neighbourly. In fact it was the Senior Planning Officer's view
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that consent would not be granted for storage of catering units at this stage and that the applicant should seek an alternative site!
This application refers to the side garden fronting Grove Mount Lane which has been wholly concreted over from house to side boundary and rear boundary to highway footway. However, the applicant has retained the driveway at the other side of the property to the now converted garage with various items in situ as mentioned in point number 1 above. There was no mention in this application that it was required for commercial vehicles. Permission was granted. This area now contains a part-built garage and for much of the time a large lorry and a fish and chip catering trailer as well as a private Land Rover car all of which are also occasionally parked in the adjacent highway close to the bend. The large iron gate which was erected is not utilised.
We note that in Para 11 of the application the applicant states that the existing use of the site is residential and the proposed use of the site is residential. We do not consider the lorry and fish and chip catering trailer, both sign written with the business details, to be residential!
This is the application we are now commenting on bearing in mind the activities mentioned in the previous three retrospective applications. The conversion of the garage was carried out several months ago – September 2017! It was immediately used as a catering kitchen/prep area as we observed the equipment and the works being carried out, as soon as it was converted, from the side window. (A closed blind has now been put up at the window obstructing any further view.) Therefore, we question the information on the application form which states the existing use of the site was a garage/bedroom. In our opinion it was a residential garage.
Due to the location of this property in relation to our own we walk or drive past it every day. The road around the bend is sometimes used for parking various vehicles associated with the occupant's business ie "the workforce" and the occupant's own vehicles when manoeuvring to take the wagons and trailers out. We are regularly obstructed by commercial delivery vehicles that are reversed onto the driveway or park/manoeuvre on the junction or bend to drop off supplies. The bend already needs approaching carefully due to poor visibility but is even more hazardous now with regularly parked cars and frequent deliveries.
On the application form the applicant has failed to complete Paragraph 13 confirming the number of parking spaces existing and proposed. At present it seems that a Kirk Michael Fish and Chip van and a catering trailer, Range Rover, Masserati car, a 4-wheel trailer, a large metal storage container as well as other commercial items stored on site enjoy parking there. Also, another double garage is presently under construction which may require a retrospective planning application? In our opinion this is not residential use of a property compared to the other 34 properties in Cool Breryk that are residential.
We have lived in Cooil Breryk since 2009 and initially enjoyed a nice peaceful neighbourhood. It is obvious to us that the applicant is expanding his business as the number of vans operated across the Island has increased steadily over the years. We are very pleased when small businesses prosper but when they get to a certain point in growth it does not appear to be fair or considerate to the neighbourhood to place the burden of growth on them. We would suggest a small unit somewhere on the Island where a catering kitchen and parking can be accommodated would be a much better solution to expansion.
We object most strongly to the use of this residential property for commercial usage both inside the building and garage(s) and within the previous garden areas fronting Grove Mount Lane and Cooil Breryk. We also object to the commercial deliveries to and parking associated within and around this residential property. Both these objections are made because of the un-neighbourly, aesthetic and traffic safety impact on the area.
Yours faithfully Stuart and Jan Jukes Mr S W E and Mrs J Jukes
Planning Enforcement Officer Planning and Building Control Department of Environment, Food and Agriculture Murray House Mount Havelock Douglas IM1 2SF
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