CON Consultation 1 DOI Highways

Planning Application Response

Email: [email protected] Officer: SH

Date of Response: 29 June 2021 Date of Application: 10 Jun 2021 Application Reference: 21/00703/C Location Address: The Elms Lezayre Road Ramsey Isle Of Man Description: Change of use of domestic garages to individual garage units Highways Comments: The site is accessible and well connected. There is an existing pedestrian and separate vehicular gated accesses served from Bircham Avenue Close where there is a feature to signify a change in road type and speed reduction. The vehicular access is of adequate width for two-way movements associated with residential usage where car based traffic predominates. There are 32 parking spaces on site to serve 20 flats of which three are for disabled used eight are for garages. This is below the current IOM strategic plan minimum strategic plan parking standards without relaxations applying of a total of 36 based on one space per one bedroomed units (4) and two spaces for two plus bedroomed units (32 (16 x2)). Due to the location and context within close proximity of bus routes and other town centre shops and facilities a relaxation could apply say to one space per unit equivalent to 20 spaces The proposal indicates a repurposing of the garages to provide garaging for non-residents of the Elms to gain greater utilisation of the space available. The reduction in the number of parking spaces would retain a total of 24 car parking spaces and would meet the total derived on relaxation of the car parking standard. From the submission, it is understood that the existing car parking is underutilised, with the garage block having never been used and there is space always within the surface level areas suggesting that there is no shortfall and there would be no deficiency on the garage block. This would indicate a strong likelihood that the retained parking supply would more than meet the future parking demand. The proposal indicates that the level of movements is likely to be commensurate with a typical residential usage of two trips per day. Whilst this level of movement is accepted for the specified purpose, there is no guarantee that this would be and remain the case. It is recognised from experience, that the general storage for bicycles, motorbikes, small boats, etc. in similar facilities has few trips associated. Typically, these are daily or of less frequent occurrence from once a month to a few times a week. Non-residential more industrial type uses are likely to have an increase in usage to between three and five times a day, i.e. 15-40 trips per day. The latter would represent a material increase in vehicle movements in traffic movements. Any such commercialisation could require wider access should large vans occur and where there is no space to provide. Additionally, theses would be passing through residential streets to reach and leave the site. Pedestrian movements could increase

too and potentially bringing tensions with drivers and between residents and non-residents. An appropriate planning condition restricting use would minimise the risk.

Associated would be matters relating to amenity, and health and safety etc. Additional noise could arise from usage, doors and gates opening and closing, etc. Security issues could occur from gates having to be regularly opened and closed and eventually being left open. There could be potential safety hazards from doors that have not been used for almost 20 years, type of contents stored therein and use of open areas of land for storage which could obstruct pedestrian and vehicle movement and cause negative impacts on visual appearance. Again restrictive planning conditions could apply.

Demand for parking demand and its supply are expected to remain acceptable. The proposal raises potential concerns over the level of control for storage of equipment and materials and increase in the use of the facility which is likely to be significant should more industrial type storage arise. Planning condition (s) restricting use after development is considered to be an appropriate way forward.

Recommendation: DNOC