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The application site, The Coach House, Bride Road, Ramsey, is located on the western side of the Bride Road, and northwest of the Grand Island Hotel.
The application site is within an area zoned as Agricultural, 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 located outside the Ramsey Conservation Area.
The following previous applications are considered relevant in the consideration of the application:
Proposed alterations and extension to form additional living accommodation - 04/01876/B – APPROVED Conversion of outbuilding to two holiday units - 00/00466/B - REFUSED Change of use of part of property to self contained tourist accommodation - 98/00220/C – APPROVED Conversion of outbuilding to create two self contained tourist units - 99/00953/B – APPROVED Approval in principle for the creation of two building plots - 96/01905/A – REFUSED Extension to increase living accommodation - 91/00146/B – REFUSED Extension to kennels to form cat-kennels - 88/04156/B – APPROVED Construction of dog boarding kennels - 88/00550/B – APPROVED Use of part of riding stables as a retail riding equipment shop - 86/00481/B – APPROVED
The application proposes the erection of additional boarding kennels and food preparation area.
Ramsey Town Commissioners advise of no objection. The Department of Transport Highways Division object to the development on the grounds that the visibility splays and parking are inadequate to serve the proposed development.
The Manx Electricity Authority makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
The Disability Access Officer makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
We have received no privately written representations objecting to the application.
I consider the following matters to be material to this application:
The site is zoned as agricultural use, however it has long been established for the use of kennels, and it is therefore considered that the principle of development for the extension of the kennels is acceptable.
The proposal involves the erection of two buildings, one of which is a very modest single storey building (food prep area). It is considered that this building would have no impact upon the visual appearance of the surrounding locality or have any adverse impact upon the residential amenity of the neighbouring property.
The second building is a single storey building; however it would be more substantial having a length of 33 metres, width of 4.5 metres and a maximum height of 2.6 metres. The building would be located along the northwest boundary of the site. Regarding the impact of the proposal on the site and surrounding countryside, it is considered that the structure, in most part, would only be seen
fleetingly as when travelling along the Bride Road from Ramsey towards Bride, the building would be screened by the large existing barns, and travelling from Bride towards Ramsey there is banking / hedging along the western side of the Bride Road which would act as a screen. Additionally the visual impact would be lessened due to the existing backdrop of the large farm barns which would be directly behind the proposed kennels. It is therefore considered that the proposal fwould not create any significant adverse visual impacts to warrant a refusal on these grounds.
The Highway Division have objected to the application as the visibility splays from the access would be unacceptable due to the increase in visitors to the site as a result of the proposed expansion of the business.
Additional information has been received from the Highway Division which expands upon their objection to the proposal which states:-
"Access to The Coach House is located within a 30 mph speed limit on the A10 Bride Road, which is classed as a Secondary Route in the Departments policy relating to the hierarchy of the Island's road network. The Department's policy regarding access to the highway stipulates that access shall be restricted onto such routes and that any approved access must comply with Planning Policy Guidance Note 13, the requirement of which is that a sight line of 2 metres by 70 metres must be provided at this access in order to satisfy the Department's safety concerns for the traffic which will be generated as a result of the proposed additional kennels.
Due to the location of the access on the inside of a bend, the current access provides visibility. I note that it is possible to improve visibility to the current access to The Coach House; however it is only possible to provide a sight line of 2 metres by 34 metres due to the extent of land in the ownership of your client. Stopping sight distance for vehicles travelling at 30 mph is 2 metres by 36 metres. This would be acceptable for the existing use of the site, however the proposal for the addition of 20 kennels to the existing 14 (more than double) will significantly increase the amount of traffic generated from the site and a visibility splay of stopping sight distance is not sufficient to ensure the safety of that traffic.
I have spoken with the Traffic Technician here at the Department who confirms it may be possible for the erection of a road traffic mirror to improve visibility to the existing access; however this will not provide you with the desired visibility and cannot always be relied upon to safely assist emerging traffic on to the Bride Road as road traffic mirrors are often rendered inadequate owing to the fact that they can become screened by condensation or precipitation. Therefore, a road traffic mirror is suitable to improve the existing access for the existing use of the site but will not be suitable to support traffic generated by 34 kennels.
With regards to the off-street parking requirement, I can confirm a drop off and pick up lay-by will be sufficient, however 5 parking spaces need to be provided within this lay-by to ensure there is satisfactory space for your clients' customers and staff. I also accept your clients proposal that appointment times can be given to ensure that no two customers arrives at the same time, however this is difficult to monitor and enforce and so cannot be guaranteed to take place.
It is for the above reasons I have concluded the Department's objection should remain in place."
I would agree with the Highway Division, that to allow an expansion of the site as proposed, without an acceptable access would be inappropriate and would have a significant adverse impact upon highway safety along this stretch of road.
Regarding the parking provisions within the site, five car parking spaces could be provided within the site, and therefore a condition could be attached to any approval for plans to be submitted indicating a layout of the five required spaces.
Overall, it is considered that the proposed building is acceptable, however as the access from the site cannot provide adequate visibility splays onto the Bride Road, the proposal would create an unacceptable adverse impact upon road safety. For this reason the proposals would seem inappropriate in this location and is therefore recommended for refusal.
The following parties meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Accordingly, the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:-
Recommended Decision: Refused
Date of Recommendation: 01.11.2007
In the interest of highway safety, the required visibility splays of 2 by 70 metres cannot be provided from the existing access and therefore are inadequate to serve the needs of the additional traffic generated from the development proposed.
Decision Made : Refuse Committee Meeting Date : 30/12/07
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