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The application site forms the curtilage of the land at the rear of 68 Waterloo Road, Ramsey, which is a parcel of undeveloped land southwest of Waterloo 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 a Conservation Area, nor within an area zoned as High Landscape or Coastal Value and Scenic Significance.
The following previous planning applications are considered relevant in the assessment and determination of this application:-
Erection of 7 garages - 88/01050/B - Land rear of 68 Waterloo Road – REFUSED on the following ground:-
"The design of the proposed garages as shown in the submitted application would be inappropriate in this location, and the development would result in the undesirable loss of amenity space."
Provision of temporary building site huts & storage compound - 92/01521/B - Land rear of 68 Waterloo Road - APPROVED
PROPOSAL
The application seeks approval for the erection of six lock up garages. The total length of the proposed garage block would be 16.6 metres, a depth of 5.8 metres and a ridge height of 4.3 metres.
REPRESENTATIONS
Ramsey Commissioners:
"No objection."
Highways Division have objected on the following grounds:
"Garage don't meet min standard of 5mx3m as required in Manx Roads 1."
The owner/occupier of 64 Waterloo Road, Ramsey, has objected to the application which can be summarised as; out of character with the rest of the rear gardens; Nr 68 is a large dwelling and surely a garden would be needed; and the rear lane would be narrower for traffic to pass by.
The Authority has received no other privately written representations objecting to the application. PLANNING POLICY Due to the zoning of the site the following policies are relevant for consideration:-
General
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:
27 May 2009
09/00307/B
The proposal is an improvement of the previously refused application (88/01050/B), given the design having a pitched roof design, instead of flat roofed garages. It is consider the garages would be appropriate in this location from a design point of view and would be in keeping with neighbouring properties and therefore would have no adverse visual impact upon the visual appearance of the locality.
The rear lane separates the rear gardens of the properties, with the main dwelling house. Along this lane there are a number of properties which have benefited from a variety of developments ranging from single garages, to larger garages/stores too garaging blocks very similar to what has been proposed. It is consider, the development would not be out of keeping with the area, given very similar developments in the vicinity.
It is also considered, the proposal would have no significant impacts upon neighbouring residential amenities, given the siting of the garages, the size, height, design and massing, in relation to the neighbouring properties in the area.
Regarding the loss of amenities for occupiers of 68 Waterloo Road, again the proposal is an improvement, given some amenity space is too be retained to the west of the garages. It should also be noted that currently the site is used for parking cars and a motor home, so in its current use it would not be regard as especially well used amenity space or a amenity space of high quality.
The Highway Division have objected that the garages do not meet the requirements of Manx Roads 1 of . The proposals would have a width of . It is considered the width of 2.65 metres would be acceptable, as a car could park within a garage of this width. Added to this reason is the fact that the area currently has major issues relating to parking, and this scheme would provide 6 garages (Two retained for Nr 68 Waterloo Road) to the area, which will improve highway safety to the residential area.
Regarding the concerns of the objector which have not already been considered, the lane will still remain 3 metres in width which is acceptable; the proposal does not encroach onto the rear lane, but would be within the ownership of the applicant's site. The Highway Division have not objected on this ground.
It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), for the reasons set out in this report, accordingly, it is recommended that the application be approved.
It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Ramsey Commissioners Department of Transport Highways Division It is considered that the following do meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
64 Waterloo Road, Ramsey
Date of Recommendation: 27.05.2009
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
This approval relates to the erection of six lock up garages as proposed in the submitted documents and drawings 299/1/1, 299/1/2 and 299/1/3 all received on 24th February 2009.
Permission hereby given by this approval requires two garages to be retained for the sole use of 68 Waterloo Road.
The roof(s) must be finished in natural slate or a high quality imitation slate which must be approved by the Planning Authority PRIOR to the commencement of works.
The proposed garages may be used only in association with residential use and for no commercial purposes.
I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer.
Decision Made: Permitted Date: __________________________ Signed: __________________________ Senior Planning Officer
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