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Application No.: 10/00275/B Applicant: Ms Lesley Gregory Proposal: Refurbishment of existing garage and erection of two pairs of two lock up garages Site Address: Grays Gardens Rear Of May Hill Ramsey Isle Of Man ### Considerations Case Officer: Mr Chris Balmer Photo Taken: 14/04/10 Site Visit: 14/04/10 Expected Decision Level: Planning Committee ### Written Representations - Legally 4 Beaumont Road Ramsey Isle Of Man | Objects to the proposal - Pineview Beaumont Road Ramsey Isle Of Man | Objects to the proposal - Cronk Mooar Beaumont Road Ramsey Isle Of Man | Interest expressed ### Consultations Consultee: Highways Division Notes: Do not oppose Consultee: Clerk To The Commissioners Notes:** object
The application is before the Planning Committee as the officers recommendation is contrary to the Local Authorities and members of the public written representations.
The application site represents the curtilage of Grays Gardens, rear of May Hill, Ramsey which is mostly undeveloped, to the rear of residential properties which run along May Hill and Beaumont Road.
The application site is within an area recognised as being an area of 'predominately residential use", under the Ramsey Local Plan. The site is not within Ramsey Conservation Area.
The following policies are therefore considered relevant in the consideration of this application:
Due to the zoning of the site the following policy is relevant for consideration:-
Policy 2: 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:
Policy R/R/P3 of the Ramsey Local Plan, relates to the development of infill and backland sites, states: "Within areas zoned for Predominantly Residential use there will be a general presumption against the development of those sites which provide attractive, natural "breathing" spaces between established residential buildings. These sites will often include trees, mature landscaping, or simply green space. Any possible development of such site should form the subject of consultation with the Office of Planning prior to the submission of any application."
The following applications should be considered in the assessment and determination of this application:-
Erection of a row of nine lock up garages - 06/02010/B - REFUSED on the following grounds:- "The lanes serving the proposed garages are unsuitable, in terms of width and geometry, to take more traffic, the lack of an adequate apron in front of the garages would lead to obstruction of the lane whilst drivers open and shut garage doors; poor visibility at the corner would be perpetuated by the proposed construction."
Approval in principle for erection of dwelling with garage - 01/01814/A - REFUSED
Erection of nine lock up garages - 96/01599/B - REFUSED Erection of sixteen lock-up garages - 96/00969/B - REFUSED Approval in principle for erection of 2 semi-detached dwelling units - 94/01739/A -REFUSED Siting of 2 temporary site office and storage units - 93/00153/B - APPROVED Approval in principle for construction of 12 flats with car parking - 91/00172/A - REFUSED THE PROPOSAL This application seeks approval for the refurbishment of existing garage and erection of two pairs of two lock up garages.
Ramsey Commissioner:- "The proposal will result in a back land development as described within policy R/R/P3 within the current Ramsey Local Plan which states that, within areas zoned for predominately residential use there will be a general presumption against the development of those site which provide attractive, natural breathing spaces between establish residential buildings.
It is considered that the proposal would result in poor vehicular access onto an existing unmade lane and would be detrimental to the amenities of the area including that of the existing lane users."
Highways Division do not oppose:- "Has no traffic management, parking or road safety implications." The owner/occupier of Pineview, Beaumont Road has objected to the application which can be summarised as; a number of residents already park on the adjacent lane and this development would prevent this, causing additional parking problems.
The owner/occupier of Legilly, Beaumont Road has objected to the application which can be summarised as; previously refused; site is too small for development; impact upon rear lane due to traffic generated by proposal; not enough turning area resulting in encroachment over my land; and highway safety concerns given land adjacent to site is used by children to play.
The owner/occupier of Crionk Mooar, Beaumont Road has objected to the application which can be summarised as; encroachment over our land when access or exiting from site and concerns of site notice being displayed out of sight.
The first issue to consider is whether the principle of developing this land as proposed would be appropriate.
The majority of the site is undeveloped and is in an overgrown state. This has been the case for a number of years. In terms of the visual contribution the site makes in this locality, it is considered the site is not especially attractive. Furthermore, the site is not especially apparent in wider views as it is only visible when stood directly adjacent to the site, along the access lane.
This is due to the topography of the land, the existing hedgerow along the eastern boundary of the site, the boundary fence along the northern elevation and given the existing garage to the western elevation. All these factors reduce the appearance of the site from wider views.
The contribution of the application site differs to the site to the north-east of the site, which comprises of an area of open space which would seem to be maintained. This parcel of land does offer an attractive, natural breathing space between residential properties. This site is more open and significant larger than the application site and provides far more in terms of visual amenities to the residents of the area.
Policy R/R/P3 of the Ramsey Local Plan states that there is general presumptions against development on land within residential areas which provide a attractive, natural breathing spaces between establish residential buildings.
It is not considered the site provides an attractive, natural breathing spaces for the reasons indicated previously. Additionally, the site has been redundant for a number of years and it is considered as long as the proposals would be a appropriately designed scheme, the use of the site to provide off road parking would make best use of this unused site. Accordingly it is considered the principle of the development is acceptable.
The proposal would result in a total of five garages on the site, one of which already exists, but it is proposed to be refurbished. The other four garages would be split into pairs to the east and west of the site, spaced 9.6 metres apart. A drive/turning area would be placed within this 9.6 metre gap.
Surrounding the garages it is proposed to plant low level shrub planting; and to the southern elevations of the garages (facing the access lane) it is proposed to erect meshing, fixed to the walls to encourage climbing plants. Further to this the proposed flat roof are to be sedum planted to increase biodiversity and reduce rain water runoff. Water butts are also proposed to provide users of the garage a water supply.
A previous concern with the proposed nine lock up garages, was due to the orientation on the site (fronting directly onto the access lane) and therefore the garages would lead to obstruction of the lane whilst drivers open and shut garage doors. This process was considered likely to lead to an obstruction along the access lane. This issue has now been overcome with the design and layout of the new garages and the provision of the drive and turning area. The proposal would allow any user of the garages to pull onto the drive, and then to open and shut garage doors accordingly.
A further concern of the last application was due to the width and geometry, to take more traffic, and the poor visibility at the corner which would be perpetuated by the proposed construction of nine garages.
The lane over the years has been improved, in terms of surface quality. However, the size and the poor visibility at the corner (west of site) still exist. Therefore the application could be refused for these reasons again.
However, it may be considered that the provision of four acceptably designed garages as proposed, resulting in the provision of four off-road parking spaces, in an area which has a high demand for onstreet parking, overcomes the above concerns.
There are a total of four ways to access the garages, two of Beaumont Road, but also off Queen's Pier and off May Hill.
The Highway Division have considered the application and have no objection to the proposal. Overall, whilst in terms of width and geometry of the lane remains the same, the improved design and layout of the garages to provide four off-road parking spaces would overcome the concerns of the previous refusal. Furthermore, the reduction from nine to four garages also significant reduces the amount of traffic generated by the proposed usage of the site and therefore reduces the risk upon highway safety compared to the previous application.
In conclusion, it is recommended that the planning application be approved on the planning policy grounds that the proposed development would be acceptable to the Isle of Man Strategic Plan (June 2007).
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Ramsey Commissioners The owner/occupier of Pineview, Beaumont Road The owner/occupier of Crionk Mooar, Beaumont Road The owner/occupier of Legilly, Beaumont Road The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 05.05.2010
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the refurbishment of existing garage and erection of two pairs of two lock up garages as proposed in the submitted documents and 10328/01, 10328/02 A and 10328/03 A all received on 1st March 2010.
C 3. All planting shall be carried out in accordance with the approved details in the next available planting and seeding seasons. Any tree or shrub which within a period of 5 years from the completion of the landscaping works, is removed, or becomes seriously damaged or diseased shall be replaced in the next planting season with another similar size and species, unless the planning authority gives written consent to any variation.
C 4. The proposed garages may be used only in association with residential use and for no commercial purposes.
I confirm that this decision has been made by the Planning Authority in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made : 70050505 Authority Meeting Date : 7/1/05/10
Signed : 70050505 Presenting Officer
Further to the decision of the Authority an additional report/condition reason is required. Signing Officer to delete as appropriate
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