7 June 2006 · Delegated - Director of Planning and Building Control (M. I. McCauley)
House 2, Eaton House, Lezayre Road, Ramsey, Isle Of Man, IM8 2lu
The proposal involved subdividing an existing end terrace house at the corner of Lezayre Road and Fairfield Avenue into two separate dwellings: a three-bedroom unit and a two/three-bedroom unit, with three shared car parking spaces created by demolishing an existing garage.
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The officer assessed the proposal against key considerations of living environment quality, impact on residential amenity, and car parking provision.
Do not oppose subject to the imposition of the following conditions: allocation of two off street car parking spaces to the three bedroom property and one car parking space to the two bedroom property
no comment on the merits of the planning application but request that an informative note be attached to any approval decision notice regarding single connections to a water main
consider the principle to be acceptable but have concerns regarding car parking and access arrangements
Highway Division and IoMWA have no objection subject to conditions on parking and water supply connection; Andrew Jessopp supports the principle but raises parking and access concerns; Ramsey Town Commissioners object due to over-intensive site use.
Key concern: proposal constitutes an over intensive use of the site
Department of Transport Highway Division
Conditional No ObjectionDo Not Oppose subject to the imposition of the following conditions; Two off street parking must be allocated to the 3 bedroom proprrty and one space to the two bedroom property.
Conditions requested: Two off street parking must be allocated to the 3 bedroom proprrty and one space to the two bedroom property.
IoMWA
Conditional No ObjectionSee Note (2); For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
Conditions requested: the applicant must contact the Authority to ensure that a connection is obtained for water supply purposes, or an amendment to the existing supply under the terms of the Water Supply Byelaws.; For single connections to a water main (i.e. a single dwelling) the applicant should contact IoMWA Customer Services, tel. 69 59 49
Andrew Jessopp
SupportI support the principle of creating an additional dwelling but have concerns in respect of parking provision and the access to the site being close to a junction/corner.
Ramsey Town Commissioners
ObjectionIt is considered that any development within the area indicated should be of high quality, low density housing. The proposed site would be more suited to the provision of one dwelling only and therefore it is considered that the proposal constitutes an over intensive use of the site.
The original application (06/00202/A) to convert an end-of-terrace dwelling into two town houses and provide parking by demolishing outbuildings was refused by the Planning Committee on 1 June 2006, primarily due to concerns over over-intensive development, inadequate private amenity space, and parking strain. The appellant argued the property was too large and in poor condition for single sale, demolition of the unused garage would net increase parking, and two smaller units would generate less parking demand than one large family home, supported by no objection from Department of Transport. The inspector identified main issues as private amenity space and car parking, finding amenity space acceptable given the locality and existing conditions, and parking adequate based on DoT assessment despite council concerns lacking specific standards. The appeal was upheld subject to conditions ensuring provision and retention of three parking spaces plus those suggested by the Planning Committee.
Precedent Value
This appeal demonstrates that technical assessments from bodies like DoT can override local parking and amenity concerns if the council fails to provide quantified standards. Future applicants should secure DoT input early and provide comparative parking demand evidence for proposed versus existing use.
