Officer Report

Application No.: 24/91328/B Applicant: Mr Mark Turner Proposal: Widening of vehicular access and improvements to driveway Site Address: 2 Lezayre Park Ramsey Isle Of Man IM8 2PU Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 13.01.2025 _________________________________________________________________

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.

• C 2. Prior to the use of the new driveway/parking area works the drainage channel and soakaway as shown in approved drawing SM24/621/REV A shall be completed and retained thereafter. Reason: To prevent surface water runoff from the site onto the adjoining public highway.

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

Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan and Residential Design Guide having no significant adverse impacts upon public or private amenities

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 22.11.2024.

Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection DOI Highway Services Drainage - No Objection, condition attached.

Local Authority - No Objection

_________________________________________________________________ Officer’s Report

1.0 SITE - 1.1 The site represents the existing residential curtilage of 2 Lezayre Park, Ramsey which is a single storey detached dwelling located on a corner plot with Lezayre Park to the north and Gardeners Lane to the west of the site. - 1.2 The property has an existing front driveway which has direct access onto Lezayre Park. The property has landscaped garden to the front, side and rear of the property.

2.0 PLANNING POLICIES - 2.1 The application site is within an area of 'Predominantly Residential' under the Ramsey Local Plan 1998. The site is not within a Conservation Area. - 2.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:- - 2.3 General Policy 2 states: "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: is in accordance to policies a-n. - 2.4 Residential Design Guide June 2021

- 3.0 PLANNING HISTORY

3.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application. - 4.0 PROPOSAL

4.1 The application seeks approval for the widening of vehicular access and improvements to driveway. The proposal would increase the existing access and driveway by a total of 4.6m. - 5.0 REPRESENTATIONS

5.1 Highway Services do not object (03/12/24) making the following comments: "Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking. Note to attach to permission: A S109 highway agreement will be required for the extended dropped kerb vehicular access on the footway."

5.2 Ramsey Commissioners have no objection (23.12.2024). - 5.3 Highway Services Drainage comment (19.12.2024): "Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads.

Recommendation: Applicant should be aware of and demonstrate compliance with the clause above."

- 6.0 ASSESSMENT

6.1 The key issues to consider in the assessment of this planning application are firstly the potential impacts upon the visual amenities of the street scene and secondly the potential impact upon neighbouring residents. POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE

6.2 Visiting the area, it is clear the character of the area is made up of detached properties of set back from the estate road which serves these properties, with landscaped gardens and access/driveways to the front boundaries. - 6.3 Generally the department seeks that at least 50% of the lawned/landscaped (as per the Residential Design Guide) areas are preserved to ensure frontage of properties are not totally hard surfaced, which can result in the appearance of frontages of properties being essential car parks adversely impacted the visual amenities of the street scenes. Accordingly, in this case the proposal is considered acceptable and would not have an adverse impact upon the street scene. POTENTIAL IMPACT UPON NEIGHBOURING RESIDENTS - 6.4 The proposal will not have a significant impact upon neighbouring amenities. Accordingly, it is considered the proposal would be appropriate in this respect.

- 7.0 CONCLUSION

7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan and Residential Design Guide having no significant adverse impacts upon public or private amenities and therefore it is recommended that the application be approved. - 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

8.2 Article A10 sets out that the right to appeal is available to:

• o applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

8.5 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 the Right to Appeal.

I can confirm that this decision has been made by the 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, and/or rights to appeal.

Decision Made : Permitted Date : 21.01.2025 Determining Officer

Signed : S BUTLER Stephen Butler Head of Development Management

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