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The application is before the Planning Committee as the recommendation by the Highway Division is contrary to that of the Planning Officer.
The application site represents the curtilage of 'Outdoors' Albert Road/Christian Street, Ramsey which is a single storey attached property, located on a corner plot with Albert Road to the south and Christian Street to the east.
This application seeks approval for the erection of an extension to front elevation of shop. The proposal would have a front projection of 3.2 metres, a width of 5.1 metres and a total height of 4.4 metres. The proposal would produce an enlarged bay window with a parapet wall around.
The application site is within an area recognised as being an area of 'mixed use', under the Ramsey Local Plan. The site is not within Ramsey's Conservation Area.
The following policies are therefore considered relevant in the consideration of this application:
Due to the zoning of the site the following policy is relevant for consideration:-
"General Policy 2: 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:
The following applications should be considered in the assessment and determination of this application:-
Erection of a conservatory shop front display area - 10/00385/C – REFUSED on the following grounds:-
Construction of a roof over existing rear yard - 07/01376/B – APPROVED Change of use from vacant electronics shop to tool hire shop - 89/01684/C – APPROVED Change of use from electrical repairs shop to wet fish shop - 89/01069/C - APPROVED
Ramsey Commissioners:- "No objection"
Highways Division have objected to the application:- "Will impair visibility of vehicular traffic exiting Christian Street."
The Authority has received no other privately written representations objecting to the application.
The main issue with the proposal is whether the proposal would adversely affect the visual appearance of the street scene and/or impact upon residential amenities.
The existing flat roofed building is located on a prominent corner within Ramsey. The proposed conservatory would be finished with white uPVC and would have a lean-to roof design. The proposal would be constructed on the existing external sales forecourt.
The proposal would be set forward of the existing front elevation facing Albert Road and therefore forward of the front elevations of 1,3 & 5 Albert Road which form a row of terraced properties. The proposal would be within a very prominent position within the street scene.
Currently there is a 1.7 metre high wall which is sited to the western boundary of the application site. Also directly to the east of the application site, across Christian Street, comprises the large Co-op shop which projects further than the proposed conservatory and is significantly taller in height and mass.
The concern of the previous application was with the design, size and siting of the proposed conservatory and the potential adverse visual impact the proposal would have upon the existing property and neighbouring properties Nr 1-5 Albert Road and consequently the appearance of the street scene.
It was considered the proposal would be totally out of keeping with the existing properties mentioned above, and given its very prominent position would be highly visible from Albert Road, Queens Pier and Christian Street.
The new submission, following discussions with the Planning Office, seeks to overcome these previous concerns. It is considered the proposed design does succeed, making reference of the design, proportion and form of the existing small bay window and the bay windows of the neighbouring properties.
A further potential issue previously was the impact upon the residential amenities of the neighbouring property Nr 5 Albert Road, due to the projection of 3.4 metres and the potential impact upon the ground floor bay windows and the garden area (amenity space) fronting Nr 5 Albert Road.
This proposal seeks to overcome this issue by reducing the projection, albeit only reduce by 0.2 metres. What does make a difference is the setback of the proposal from the boundary wall and the bay window design which also reduces the amount of built development on/near the boundary.
Consequently, it is considered the proposal would not have a significant impacts (overbearing upon outlook and loss of light) upon the residential amenities upon the occupants of Nr 5 Albert Road.
The Highway Division have objected to the application as they considered the proposal would impair visibility of vehicular traffic exiting Christian Street.
Whilst projecting forward of the existing property and being sited on a corner, the proposal would have no significant adverse impact upon the visibility splays of the junction (i.e. when turning left onto Albert Road from Christian Street). This is due to the existing 1.7 metre high boundary wall and landscaping fronting the neighbouring properties which blocks any views beyond. Furthermore, and perhaps most importantly the existing footpath has a width of 2.5 metres and therefore the splays are unaffected by the development, even when a vehicle would be setback from the junction by up to 3.5 metres (approx).
Setback from the junction further than 3.5 metres, the proposal could arguable be considered to reduce the visibility splay; however, given the views are already blocked due to the boundary wall and landscaping it is not considered the proposal would have a significant impacts upon highway safety to warrant as refusal.
It should also be noted the previous refused application was not refused on highway grounds.
In conclusion, it is recommended for the reasons indicated that the planning application be approved on the planning policy grounds that the proposed development would be acceptable to the Isle of Man Strategic Plan (June 2007).
It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:
Ramsey Commissioners
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommended Decision: Permitted
Date of Recommendation: 11.05.2011
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the erection of an extension to front elevation of shop as proposed in the submitted documents and drawings 335/1, 335/2, 335/3 and 335/1 all received on 25th March 2011.
C 3. The external finishes of the extension must match those of the existing building in all respects.
I confirm that this decision has been made by the Planning Authority in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005
Decision Made: ☑ Authoring Meeting Date: 9/05/16
Signed: ___________________________
Presenting Officer Further to the decision of the Authority an additional report/condition reason is required. Signing Officer to delete as appropriate
YES/NO
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