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The application site comprises the curtilage of an end terrace dwelling that is located on the corner of Fairfield Avenue and Lezayre Road in Ramsey.
The planning application seeks approval in principle for the conversion of the dwelling into two dwellings. The two proposed dwellings are suggested to comprise of a three bedroom dwelling and a two/three bedroom dwelling, both served by three on site car parking spaces. The planning application submission comprises of a location plan, an illustrative site plan and some photographs.
The application site has not been the subject of any known previous planning applications.
Ramsey Town Commissioners object to the planning application. The grounds for their objection can be summarised as concern that the nature of the development is out of keeping with the surrounding area and that the proposal represents an over intensive use of the site.
The Department of Transport Highways Division do not oppose the planning application subject to the allocation of two off street car parking spaces to the three bedroom property and one car parking space to the two bedroom property.
The Isle of Man Water Authority make no comment on the merits of the planning application but request that an informative note be attached to any approval decision notice.
The owner and/or occupant of Seacliffe, which is located in Braddan, advise that they consider the principle to be acceptable but have concerns regarding car parking and access arrangements.
The application is within an area recognised as being within predominantly residential use under the Ramsey Local Plan. There are no local plan policies that I consider specifically relevant to the assessment of the planning application.
In terms of assessment of the proposed development I would suggest that the main considerations are the quality of the living environment created by the proposed sub-division, the impact on existing residential amenity and the car parking provision
I am satisfied, primarily by virtue of its size, that the sub-division of the dwelling into two dwellings can be achieved in an appropriate manner that results in acceptable living environments for both new dwellings. Whilst the conversion results in limit amenity space for each dwelling I do not consider this to be sufficient reason for refusal as it is a very similar arrangement to that of the surrounding properties. I am also satisfied that the proposal will not unduly affect existing residential amenity within the surrounding area.
Whilst I accept that the dwelling is located relatively close to the town centre I have concerns that the proposed levels of car parking are insufficient to meet the needs of the two dwellings. As parking is prohibited on Lezayre Road it is apparent that existing dwellings rely on parking on Fairfield Avenue and that parking in this area is strained. I am concerned that the creation of an additional dwelling will add to this problem, to the extent that I feel that the proposal is unacceptable. I therefore recommend that the planning application be refused.
I consider that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
Ramsey Town Commissioners; The Department of Transport Highways Division; and The Isle of Man Water Authority.
I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should be afforded interested party status:
The owner and/or occupant of Seacliffe.
Recommended Decision: Refused
Date of Recommendation: 23.05.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1.
By reason that the sub-division of the property into two dwellings, with an overall potential of six bedrooms, is considered to be inadequately served by three car parking spaces it is considered inevitable that the two dwellings will rely on car parking within the surrounding area. Due to existing car parking restrictions and levels of use any such reliance is inappropriate and will unacceptably add to existing car parking problems within the area.
I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer)
Decision Made : Refused Date: ...
Signed: ... M. I. McCauley Director of Planning and Building Control
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