DEC Officer Report

Application No.: 22/00504/B Applicant: Mr & Mrs P Corteen Proposal: Erection of a quadruple garage and storage building Site Address: Lower Milntown Farm Lezayre Road Ramsey Isle Of Man IM8 2TH Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 29.06.2022

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The garage and store hereby approved shall only be used only in association with the main dwelling house "Lower Milntown Farm" and for purposes incidental to the use of main dwelling house "Lower Milntown Farm" as a single dwelling, for no commercial purposes and only in accordance with the internal layout shown on plan SM22/572/1 REVB A received on the 24th January 2022 7th April 2022.

Reason: the dwelling is within a single residential plot and has only been considered acceptable for the reasons identified within the application (garage/store for residential use).

This application has been recommended for approval for the following reason.

It is considered the proposal would comply with General Policy 2 of the Isle Of Man Strategic Plan, The Residential Design Guide and the Ramsey Local Plan, not having any significant public or private amenities.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 12.04.2022.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site represents the curtilage of an existing property at Lower Milntown Farm, Lezayre Road, Ramsey. This two storey detached property set within its own grounds to the northern side of Lezayre Road.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within a "residential/industrial use" under the Ramsey Local Plan. The site is not within a Conservation Area. - 2.2 General Policy 2 of the Strategic Plan is considered applicable, which states: "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."

2.3 Residential Design Guide July 2021

- 3.0 PLANNING HISTORY

3.1 Partial demolition works together with external alterations to dwelling - 22/00342/B APPROVED - 4.0 PROPOSAL

4.1 The application seeks approval for the erection of a quadruple garage and storage building.

- 5.0 REPRESENTATIONS

5.1 Ramsey Town Commissioners seek deferment until 20th April (24.05.2022).

5.2 Highway Services comment (29.04.2022); "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking. The Applicant is advised to consider installing an electric vehicle charging point." - 6.0 ASSESSMENT

6.1 The key issues relate to the potential visual impact upon the street scene/individual property.

6.2 The proposed garage extension is sizeable in size, albeit single storey in height. The garage would be located within the existing complex (dwelling and outbuildings - former farm) and therefore from public views would be well screened, especially from the Lezayre Road; albeit mature landscaping surrounds the boundaries of the site.

6.3 The design, form, scale and finishes are all appropriate for this site. Accordingly, from these respects the proposals would comply with General Policy 2 and the Residential Design Guide. - 7.0 CONCLUSION

7.1 Overall, it is considered the proposal would comply with General Policy 2 of the Isle Of Man Strategic Plan, The Residential Design Guide and the Ramsey Local Plan, not having any significant public or private amenities and therefore it is recommended that the application be approved. - 8.0 INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 29.06.2022

Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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