Officer Report

Application No.: 16/00120/B Applicant: South Ramsey Bowling Club Proposal: Erection of replacement detached kitchen/mike room building Site Address: South Ramsey Bowling Green Queens Grove Ramsey Isle of Man IM8 1LT Case Officer : Mr Chris Balmer Photo Taken: 16.02.2016 Site Visit: 16.02.2016 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 SITE - 1.1 The site represents the existing curtilage of South Ramsey Bowling Green, Queens Grove, Ramsey which is a parcel of land located on a corner plot with Queens Grove to the west and Walpole Drive to the south. The site is currently used as a bowling green which includes a number of single storey buildings associated with the bowling green use. A car park can also be found to the eastern side of the site. This car park is accessed via an existing entrance onto Walpole Drive. - 1.2 The roadside boundaries along Queens Grove and Walpole Drive are characterised by mature continuous hedgerows which have a height of approximate 2 metres.

2.0 PLANNING POLICIES - 2.1 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. - 2.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:- - 2.3 General Policy 2 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."

3.0 PLANNING HISTORY - 3.1 The previous planning applications are considered relevant in the assessment and determination of this application:

3.3 Provision of car park - 91/00048/b - APPROVED - 3.4 Approval in principle to creation of car park on East bank of premises - 88/04096/A APPROVED - 3.5 Erection of floodlights - 87/04422/B - APPROVED

4.0 PROPOSAL - 4.1 The application seeks approval for the erection of replacement detached kitchen/mike room building. The new building would be single story with a lean-to styled roof having an overall width of 12 metres, a depth of 4.4 metres and a maximum height of 3.4 metres. The building would have a painted smooth render finish and have a single ply membrane system or similar. - 4.2 The proposed building would replace an existing single storey building, a garden shed and a water butt structure. - 4.3 The proposal would result in the loss of a section (13 metres) of the mature hedgerow, as the proposed rear elevation of the building would run along the western boundary of the site. The majority of the western boundary hedgerow (approx 34 metres in length) would remain in place.

5.0 REPRESENTATIONS - 5.1 Highway Services have no objection (received on 09.02.2016 - 5.2 Ramsey Commissioners have no objection (received on 23.02.2016).

6.0 ASSESSMENT - 6.1 The key issues relate to the visual impact upon the street scene and potential impacts upon neighbouring amenities. - 6.2 Visiting the area and viewing the submitted plans, the proposed building would be apparent from Queens Drive, given the existing boundary hedgerow would be removed to accommodate the new building. Accordingly, the rear elevation and the roof of the building would be apparent from public view. Whilst it is unfortunate the loss of a section of the hedgerow; it is not considered the appearance of the building, given its height, design or siting would have such an adversely impact to the visual amenities of the street scene warrant a refusal. It is noted the majority of the existing hedgerow is being retained. The applicants would also be happy for a condition being attached which require the gable and rear elevations of the building being painted a darker colour rather than; for example a white/cream colour, to help reduce the appearance of the building. - 6.3 Due to the siting/distance of the building in relation to neighbouring properties, the existing north boundary treatment and due to the design, size and height of the building, the proposal would not have a significant impact upon the amenities (overlooking, loss of light and/or overbearing impact) of neighbouring properties to warrant a refusal.

- 7.0 RECOMMENDATION

7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle of Man Strategic Plan therefore it is recommended that the application be approved.

8.0 PARTY STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (d) The Highways Division of the Department; and
• (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 07.03.2016 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The two gable and rear elevations of the building hereby approved are required to be painted in a dark green/grey colour or otherwise agreed in writing by the Department. Reason: In the interest of the visual amenities of the area.

This approval relates to drawings reference numbers 15 1141/1 and 151141/2 all received on 5th February 2016.

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.

Decision Made : Permitted Date : 07.03.2016 Determining officer

Signed : J CHANCE Jennifer Chance Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.