DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 24/00755/B Applicant: Mr & Mrs Hallwood Proposal: Extension to existing drive to create additional off-road parking space. Site Address: 36 Gibbs Grove Grove Park Ramsey Isle Of Man IM8 3LE Planning Officer: Russell Williams Recommended Decision: Permitted Date of Recommendation: 03.09.2024

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

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

The development is considered acceptable in in the context of the character and appearance of the locality, whilst not resulting in a material impact upon highway safety. As such, the proposals are deemed compliant Strategic Policy 5, Spatial Policy 1, General Policy 2 and Environment Policy 42 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 03/07/2024: CA-3362-100 Location & Site Plan. Existing & Proposed Plans. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 36 Gibb Road is a semi-detached modern dwelling house located within a new housing estate to the western edge of Ramsey. - 1.2 The dwelling is currently served by a driveway to the front that leads to a single attached garage. - 1.3 To the front of the dwelling is a simple open plan garden laid to lawn.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the laying of a new permeable hardstanding to create a second off road parking space to the front of the dwelling. - 2.2 The proposed hardstanding will comprise of charcoal grey paving laid on a geotextile membrane and 100mm consolidated hardcore base. - 2.3 Ground levels to the front fall away from the highway and towards the front of the dwellinghouse.

3.0 PLANNING POLICY LOCAL PLAN - 3.1 The site falls within an area zoned as Predominantly Residential on the Ramsey Local Plan. There are no specific policies in the Local Plan that are considered to directly apply to the proposal. - 3.2 The site is not within a Conservation Area, Area of High Landscape or Coastal Value and Scenic Significance or a Flood Risk Zone. - 3.3 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application; Strategic Policy

• 2 Priority for new development to identified towns and villages
• 3 To respect the character of our towns and villages 5 Design and visual impact

Spatial Policy 1 Development in Douglas General Policy 2b,c,g General Development Considerations Environment Policy 42 Designed to respect the character and identity of the locality Transport Policy

• 4 Highway safety

• 7 Parking

3.4 Residential Design Guide (2021)

This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.

4.0 PLANNING HISTORY - 4.1 The application site benefits from the following planning history:

15/00167/B - Residential development of sixty six dwellings with associated infrastructure, children's play area, landscaping and public amenity space - Approved

5.0 CONSULTATIONS - 5.1 Ramsey Commissioners - requested two deferrals to 21 August and again until 3 Sept, confirmed on 5.8.24 no objection. - 5.2 DoI Highways Services commented - No objection. - 5.3 DOI Highways Drainage - No objection following submission of further information/clarification by the Agent

6.0 REPRESENTATIONS - 6.1 No comments have been received.

7.0 ASSESSMENT - 7.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the character and appearance of the street scene and highway safety. Character of the Area - 7.2 The site occupied a road frontage location within a recently constructed modern housing estate. The estate road comprises a shared surface finished in charcoal block paving and generally dwellings have open plan front gardens laid to law with driveways. - 7.3 The removal of part of the front lawn and its replacement with an additional parking space, finished in material that match those already in the immediate vicinity will not give rise to any significant adverse impact upon the character and appearance of the area. - 7.4 There is evidence of vehicles already parking along the highway and on grass verges and it would be preferable to provide an additional parking bay to the front of the dwelling than to have multiple vehicles parked along the highway which would harm the appearance of the area. The proposals are acceptable in visual and design terms and comply with General Policy 2 (b) and (c). Highway Safety - 7.5 The application site benefits from off road parking and a garage space, though it is unlikely that two vehicles could park on the driveway and it is evident from visiting the site that there is a shortage of off road parking, with some vehicles parked on the highway and grass verge areas. - 7.6 The provision of an additional parking space, which is of an acceptable size and will not require any alterations to the existing kerbline, will assist in reducing roadside parking and the

• associated impact upon the free flow of vehicles, pedestrians and cyclists along the shared surface.
• 7.7 The new driveway will constitute permeable paving and the gradient will fall into the site, thereby preventing the discharge of surface water onto the highway.
• 7.8 The proposal is not considered to adversely impact upon highway safety band will comply with General Policy 2 (i). Conclusion

• 8. Having regard to the above matters, the development will not give rise to any unacceptable impacts upon the character or appearance of the area or highway safety. It therefore complies with Strategic Plan Policy 2 and it is recommended that the development be permitted.
• 9.0 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.

9.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot 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 : 05.09.2024 Determining officer

Signed : A MORGAN

Abigail Morgan Acting Head of Development Management

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