DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 24/00026/B Applicant: Mr Brian Taylor Proposal: Erection of a garden shed and a wall arch for planting Site Address: 7 Grand Island Ramsey Isle Of Man IM8 3UQ Principal Planning Officer: Belinda Fettis Recommended Decision: Permitted Date of Recommendation: 02.05.2024

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.

This application has been recommended for approval for the following reason.

Taking account of the purpose of removing permitted development and with due consideration for of the potential impacts to harm the character of the site and its setting, by virtue of the scale, position and materials the proposal accords with the aims and objectives of the Design Guide and with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable.

Plans/Drawings/Information; This decision relates to the following detail, plans and drawings received on the 10th of January 2024.

• o Location Plan
• o Proposed site plan
• o Archway Section Plan
• o Proposed Archway Elevation Plan montage
• o Shed details/ brochure _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

- 1. APPLICATION SITE

• 1.1. The application site is within the curtilage of no.7 Grand Island, Ramsey which comprises the detached dwellinghouse, off road driveway parking and gardens on all sides. The dwellinghouse is one of nine dwellings of similar design and scale within a cul-de-sac which is still under construction. The site is between Bride Road (A10) and Mooragh Promenade on the northern outskirts of Ramsey.
• 1.2. The site is not a Registered Building or within a Conservation Area, nor within the setting of either. Nor is it in any other area that might restrict development. However the site has had permitted development rights removed.

- 2. THE PROPOSAL

• 2.1. The proposal is to erect an archway and a shed within the curtilage of the dwellinghouse.
• 2.2. A metal curved archway is proposed alongside the west side elevation. It would measure 10.7m in length with a width of 2m and a height of 2.6m at the eaves and 3m at the ridge.
• 2.3. Details of the proposed shed are submitted. It is a domestic polycarbonate black shed with dimensions stated as 1854mm x 2290mm with a ridge height of 2170mm.

- 3. PLANNING HISTORY

• 3.1. 15/01064/B - Erection of nine detached dwellings with associated landscaping and access. Permitted.
• 4. PLANNING POLICY

• 4.1. There is no specific policy relating to garden sheds or arches but the general aims and objectives of the Design Guide and General Policy 2 of the Isle of Man Strategic Plan 2016 are still relevant. Collectively the policies require new development to take account of the design associated within the curtilage and its setting, and to take account of the potential for any harmful impacts on neighbours, be them residents or businesses.
• 5. REPRESENTATIONS

• 5.1. The following representations can be found in full online, below is a short summary;

• 5.2. Ramsey Town Commissioners: no objection (18.03.2024)
• 5.3. Highways: No interest (12.03.2024)

- 6. ASSESSMENT

• 6.1. This application is submitted because the approval for the dwelling dated the 20th of December 2016 removed permitted development rights under Conditions 8 to 11 inclusively. The key considerations for this application are whether the proposal would cause harm to the character of the dwellinghouse and its setting within the streetscene, and whether the proposal would cause harm to neighbouring amenity.

- 6.2. PRINCIPLE

• 6.2.1. Generally the principle of domestic development is acceptable however permitted development has been removed for the proposed works. The key considerations then are

• whether the proposed development is acceptable to the character of the site, setting and neighbour amenity.
• 6.3. CHARACTER AND APPEARANCE

• 6.3.1. The site is within a new cluster of large detached dwellinghouses with associated parking and gardens. The proposed development is within the western area of curtilage and as such will not be visible when entering the cul-de-sac.
• 6.4. NEIGHBOURING AMENITY

• 6.4.1. The wall arch is proposed lengthways alongside the west elevation of the host dwellinghouse. It would appear lengthways in limited views from the adjacent dwellinghouse due to the proximity of the neighbours garage. As such no harm is perceived and the proposal is acceptable.

• 6.4.2. The shed is proposed located between the west elevation of the host dwelling and the fence of the adjacent dwelling. The boundary treatment is timber fencing and the neighbours garage is the nearest elevation. As such the shed would be mostly obscured from view and views would be limited. Therefore no harm is perceived and the proposal is acceptable.
• 7. CONCLUSION

• 7.1. Taking account of the purpose of removing permitted development and with due consideration for of the potential impacts to harm the character of the site and its setting, by virtue of the scale, position and materials the proposal accords with the aims and objectives of the Design Guide and with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable.
• 8. INTERESTED PERSON STATUS
• 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 9.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status

I can confirm that this decision has been made by the Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 02.05.2024 Determining officer

Signed : A MORGAN Abigail Morgan Acting Head of Development Management

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