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Application No.: 06/02010/B Applicant: Mr S Tumblety Proposal: Erection of a row of nine lock up garages Site Address: Grays Gardens Rear Of May Hill Ramsey Isle Of Man ### Considerations Case Officer: Mr Chris Balmer Photo Taken: 05/04/07 Site Visit: 05/04/07 Expected Decision Level: Delegation ### Written Representations ### Consultations Consulttee: Highways Division Notes: Do not oppose Consulttee: Clerk To The Commissioners Notes: Object Consulttee: Wildlife & Conservation Officer Notes: Frogs have been reported on this site and they have received attention from the newspapers and been the subject to discussion with regard to previous applications (e.g. PA 96/1599). Frogs and their places of shelter or protection are protected under the Wildlife act 1990. The proposal is to build nine garages. As the wider site has been severely reduced by the erection of a house and the extension of the garden across half of the remaining rough land (currently maintained as short, mown grass), the rough ground is now very small. This proposal would remove the last of it. Such an area can provide habitat for the frogs to feed and hibernate in. They must be spawning elsewhere, as there is not open water on the site. I presume that they use the ponds of adjacent gardens. Whilst the wilder and shrubbier gardens can provide good frog habitat, rough grassland is ideal. It is difficult to see how any provisions for frogs could be provided within the site, if developed, to compensate for the loss of the habitat so its retention as grassland may be important to frogs in the area. ---
The application site Grays Gardens, indicated within the submitted location plan, is located between the residential properties of Queens Pier Road (east) Beaumont Road (south) and May Hill (west).
The application site is within an area of predominately residential under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998, hereafter referred to as the Ramsey Local Plan. The site is not within a Conservation Area.
Land Adjacent to Magnolia House and rear of Bali Ha'ih, off Beaumont Road (01/01814/A) – REFUSED
Change of use of land to create additional garden area with fencing, land adjacent to Magnolia House (98/00643/C) - Magnolia House, May Hill, Ramsey - APPROVED
Erection of nine lock up garages (96/01599/B) – REFUSED at appeal Erection of sixteen lock-up garages (96/00969/B) – REFUSED Approval in principle for erection of 2 semi-detached dwelling units (94/01739/A), land at Grays Garden, rear of May Hill, Ramsey - REFUSED
The application proposes the erection of a row of nine lock up garages. The proposed nine are formed within a single block, which would have a total length of 25.7 metres and a depth of 5.45 metres. The garages would be assessed via the existing lanes that also provide rear access to the surrounding properties, which includes a number of domestic garages.
Ramsey Town Commissioners advise that they object:-
It is considered that the rear lanes serving the site for this proposal are unsuitable both in terms of their width and condition to accept additional traffic movements which would be created by the provision of additional garages units. The provision of garages would result in deterioration of the lanes and additional traffic use would be a danger both to pedestrians and vehicles currently using these lanes. It is also considered that the proposal would constitute and undesirable development on an area of backland.
The Department of Transport Highways Division have objected to the application for the following reasons:-
The lanes running to the rear of May Hill and Beaumont Road are inadequate to serve the traffic which will be generated by the proposed garages for the following reasons: -
Department of Agricultural, Fisheries and Forestry:-
Frogs have been reported on this site and they have received attention from the newspapers and been the subject of discussion with regard to previous application (eg. PA 96/1599). Frogs and their places of shelter or protection are protected under the Wildlife Act 1990. The proposal is to build nine garages. As the wider site has been severely reduced by the erection of a house and the extension of the garden across half of the remaining rough land (currently maintained as short, mown grass), the rough ground is now very small. This proposal would remove the last of it. Such an area can provide habitat for frogs to feed and hibernate in. They must be spawning elsewhere, as there is no open water on the site. I presume that they use the ponds of adjacent gardens. Whilst the wilder and shrubbier gardens can provide good frog habit, rough grassland is ideal. It is difficult to see how any provisions for frogs could be provided within the site, if developed, to compensate for the loss of the habitats so its retention as grassland may be important to frogs in the area.
The owner and/or occupant of the Magnolia House, 1 Grays Gardens, Ramsey, object to the planning application, which can be summarised as; proposal does not allow unimpeded vehicular access directly into or out of the garages without some manoeuvring, over-development of site, highway safety matters particularly as the green space is an open play area where young children play and drainage/runoff issues.
The owners and/or occupants of the Hillberry, Beaumont Road, object to the planning application, which can be summarised as, already a overuse of rear lanes, highway safety issues, garages would be opposite six existing garages and if the application is approved there would be a total of 15 garages confined to such a small space which would lead to mayhem, adverse noise impacts due to extra traffic and opening and closing of doors, no guarantee they would not be used for commercial activities, and Gray's Garden is home to a rare frog (only known area on Island) which is protected under the 1990 Wildlife Act these garages would be contravening the Act.
The owner and/or occupant of The Mount, Mayhill, Ramsey, object to the planning application, which can be summarised as, the proposal is almost the same to the previous refused planning application (96/01599), since the refusal there have been no changes in circumstances, the back lanes are heavily used by domestic and commercial sized traffic, the lanes have been resurfaced but not widened, there are still blind junctions, none of the garages have adequate space between the garage and the public highway to enable a car entering or existing the garage to sit on the private ground in front of the garage while its door of opened or closed, thus would result in frequent
obstruction of the public highway and the Gray's Gardens is still recognised for its wildlife interest due to the existence of a rare breed of red frog whose continued existence would be threatened by intensive development and drainage in the vicinity.
The owner and/or occupant of Pine View, 3 Beaumont Road, Ramsey object to the planning application, which can be summarised as, 9 garages is over intensive use of the site, the rear lane is 3 metres wide which does not allow much room for manoeuvre, access to the site is narrow and additional traffic would be hazard to pedestrians.
The owners and/or occupants of Cronk Mooar, Beaumont Road, Ramsey object to the planning application, which can be summarised as, proposal is an over intensive use of the site, all the proposed garages should be set back 5ft 6inchs or more to provide a adequate space to turn into the garages otherwise vehicles entering the proposed garage would use land owned by the properties on the southern side, and if garages are build they should be for residential use only and not commercial.
The owner and/or occupant of Legilly, Beaumont Road, Ramsey, object to the planning application, which can be summarised as, unsightly, over intensive building in a quiet residential area, increase in traffic to an area where young children can play, increase in adverse noise due to garage and vehicle doors being shut during unsociable hours, manoeuvring into the garages would be very difficult and I do not wish vehicles using my land to manoeuvre into proposed garage.
The application that has been submitted is very similar to application 96/01599/B erection of nine lock up garages which was refused at Appeal on the following grounds:-
The lanes serving the proposed garages are unsuitable, in terms of width, geometry and state of repair, to take more traffic, the lack of an 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.
I must therefore add significant weight to this application when considering this new submission.
In terms of this submission the garages do give more of a front apron than compared to the previous application, however this apron is not large enough to accommodate a vehicle an would still lead to the previous concern that the vehicle would obstruct the lane whilst drivers open and shut the garage doors.
Regarding the condition of the rear lane, this has been improved due to the resurfacing (tarmac), though the lane has not been increased in width or layout and therefore the poor visibility at the corner still remains an issue, which would be heightened if this submission is approved due to the increased number of vehicles generated by the proposal.
For these reasons the proposal would seem inappropriate in this location and therefore my recommendation is for a refusal.
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: The Ramsey Commissioners Highways Division Department of Agricultural, Fisheries and Forestry Magnolia House, 1 Grays Gardens, Ramsey Hillberry, Beaumont Road, Ramsey
Recommended Decision: Refused
Date of Recommendation: 12.12.2007
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
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.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Refused Date : 11/12/07
Signed : M. I. McCauley Director of Planning and Building Control
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