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The dwelling 16 Lezayre Park, Ramsey, is a single storey detached bungalow within a residential cul-de-sac located on the southern side of Lezayre Park.
The boundary treatment along the eastern boundary of the site consists of approximately 5 metre high trees/bushes, which continue along to the rear boundary. To the rear boundary the boundary comprises of 1.8/2 metre high timber fence. Along the boundary shared with 14 Lezayre Park the treatment consist of mature trees and hedges.
The dwelling has been zoned under the Ramsey Local Plan Order 1998 as being within a predominately residential use; the site is not within a Conservation Area.
Construction of conservatory (93/00145/B) - approved
The application proposes the erection of an extension to provide additional living/tourist accommodation and creation of a new vehicular access, drive and parking area. The erection of the proposed single storey rear extension would project 6.3 metres from the existing rear elevation and has a width of 16.8 metres.
The proposal to create a new driveway would run adjacent of the eastern boundary (approximately 4 metres away), which would lead to the proposed new parking area. The area would provide a total of three off road car parking spaces.
The Ramsey Commissioners:-
I am directed by the Ramsey Town Commissioners to request that you defer any decision on the above application until such time as the Commissioners have been provided with additional information in order that they may fully consider this proposal.
Whilst it is appreciated that this dwelling is in an area designated as "predominantly residential" concern has been expressed in terms of the proposed use of a private dwelling into tourist use. The Commissioners therefore seek additional information and clarification as to the Applicant's proposals for tourist use of this dwelling in order that they may make a reasoned submission in this matter.
I would be grateful if you could arrange for this additional information to be forwarded to this Authority in order that we may make a recommendation to the Planning Committee.
The Board meet on Wednesday 15th November, 2006 following which I will contact you again.
No objection - 21.11.06
Highways Division do not oppose
NB: The proposed parking layout does not permit a vehicle to turn and exit the site in forward gear if all the spaces are occupied, however, it is only necessary to provide two no. additional off street parking spaces and the applicant has provided three.
Chief Fire Officer:- Smoke Detection
The Manx Electricity Authority makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
Disability Access Officer makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
IOM Water Authority makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.
Registration & Grading Commission:-
The proposal is for an extension at 16 Lezayre Park, Ramsey to create additional tourist accommodation with new vehicular access, drive and parking area.
The applicants have had a full on site advisory visit and is aware of registration criteria and the 1-5 Diamond ratings standards for Guest Accommodation.
A copy of the Drawing No 06 0065/1 and 06 0065/2 in support of the application has been seen by this office. The proposal is to create an additional 2 bedrooms and conservatory / dining room at the rear of the property. Each bedroom would be en-suite and the guests would have access to the conservatory as well as the large garden / patio area. The property is double glazed and centrally heated.
Outside the applicants are proposing to create new access with driveway and parking area for guest's sole use.
The accommodation is ideal for couples with an interest in walking, not far from Ramsey Town Centre, the electric railway and other attractions in the North of the Island.
The proposal is in sympathy with Registration and Grading Commission policy to encourage the development of Quality Bed and Breakfast accommodation in the North of the Island.
In conclusion the Registration and Grading Commission fully supports the above planning application.
We have received no privately written representations objecting to the application.
Material Planning matters which need to be considered regarding this application include:-
The rear extension which is a rather a large extension, would not be seen from the street scene and would not cause any adverse impacts to the detrimental of residential amenity (loss of light, over bearing impact & loss of privacy) due to the sufficient boundary treatment, the size, the height, siting
of the extension and finally due to the distance the proposal would be from the surrounding properties.
The introduction of tourism within a residential area needs careful consideration, to ensure the increased usage of the site, which would lead to additional vehicular movements and noise, will not cause adverse impacts to the neighbouring properties and to residents along Lezayre Park. After consideration of the submitted plans, letters and visiting the site, I consider the establishment of a two bed and breakfast would not lead to a significant usage of the existing property and therefore the proposal would seem acceptable.
The Department's guidelines normally require the retention of up to 50% of garden space to prevent the loss of green space to hardstanding. This guideline is in operation to prevent additional parked vehicles causing a detrimental visual impact upon the street scene. The alterations to the front garden to give access to the new driveway and parking provisions again would be acceptable, as the proposal would retain more than 50% of the existing garden.
For these reasons the proposals would seem appropriate in these locations and therefore my recommendation is for an approval
I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:
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 not be afforded interested party status:
Recommended Decision: Permitted
Date of Recommendation: 29.11.2006
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 submitted documents and drawings 06 0065/1, 06 0065/2 and 06 0065/3 all received on 2nd October 2006.
N 1. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection.
N 2. The applicant is advised that there are Underground Cables/Overhead Lines present in the area indicated in the planning application. Please contact Anthony Kinrade or Ian Horsey, Operations and Maintenance Department, Network Services, Manx Electricity Authority, (Tel. 687705) to discuss working practices around Cables and Overhead Lines which may be required to be diverted before any work can be carried out on site.
The applicant is also advised to contact the M.E.A. for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site. All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 and GS6.
N 3. For a change in the supply to a premises (domestic or commercial) the applicant should contact the IoMWA Byelaws Inspector (Michael Karran), tel. 69 59 57
N 4. The applicant is advised to consult Disability Access Office with regard to the needs of disabled users within the building.
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 : Permitted Date: 30/11/06
Signed: M. I. McCauley Director of Planning and Building Control
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