11 August 2021 · Committee
The Elms, Lezayre Road, Ramsey, Isle Of Man, IM8 2ta
The application sought permission to change the use of domestic garages at The Elms, a large detached apartment block of 20 units on Lezayre Road, Ramsey, into individual garage units available separately from the apartments. The Department of Environment, Food and Agriculture refused the application. The core concern was that the garages are directly associated with the apartment block, which already has insufficient parking for its residents. Removing those spaces by converting them to separately let units would make the parking shortfall worse. The decision also identified that the proposal would introduce potential significant conflicts with the residential amenity of The Elms, as increased external use of the garage units could disturb residents of the apartment block.
The application was refused on 11 August 2021. The Department of Environment, Food and Agriculture determined that converting the garages to individual rental units would remove parking that already falls short of what is needed for the 20-apartment block, and would introduce significant conflicts with the residential amenity of The Elms residents.
Refusal Reasons
General Policy 2
contrary to General Policy 2
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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption. 6.3 Development outside of areas zoned for development
Transport Policy 7
Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7. 11.5.4 New development can have a significant impact in terms of the traffic generated by it and the impact on the various modes of travel. The Department considers that proposals which are likely to be significant traffic generators should be accompanied by a Transport Assessment(1) which should look at all modes of transport including access by public transport, cycling and on foot.
