22 November 2007 · Director of Planning and Building Control (delegated under Article 3(13) of the Town and Country (Development Procedure) Order 2005)
151, Greenlands Avenue, Ramsey, Isle Of Man, IM8 2pd
The application sought full planning approval for alterations and a two-storey extension on the side of a semi-detached dwelling in a residential area of Ramsey, including a garage and kitchen at ground floor and a bedroom with en-suite at first floor.
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The officer noted that the proposed two-storey side extension, while acceptable in terms of visual impact and residential amenity as a common form of development, failed due to site constraints making…
General Policy 2
Requires development to respect site surroundings, provide satisfactory amenity standards including safe highway access, adequate parking and manoeuvring space, and not have unacceptable effects on road safety or traffic flows. The officer assessed the proposal against this and found it failed due to inadequate parking and manoeuvring resulting from the unusable garage, adversely affecting highway users.
Transport Policy 7
Requires parking provision in new development per the Department's standards (Appendix 7: two spaces per unit, at least one retained in curtilage behind front of dwelling). The narrow garage dimensions meant it could not function for an average car, reducing compliant parking spaces and breaching the policy.
No objection, but all proposed works including foundations, fascia, soffits and guttering should be contained within the applicant's site with no overhang beyond the side boundary.
Recommend installation of mains wired, interconnected domestic smoke detectors.
Highways Division objects due to insufficient garage width for vehicle exit; Ramsey Town Commissioners have no objection but request boundary condition; Fire and Rescue Service recommends smoke detection; neighbour objects on access and precedent grounds.
Key concern: The proposed garage is not wide enough to permit the drive to exit the vehicle once in the garage
Highways Division of the Department of Transport
ObjectionThe proposed garage is not wide enough to permit the drive to exit the vehicle once in the garage.
Ramsey Town Commissioners
No ObjectionAll proposed works including foundations, fascia, soffits and guttering should be contained within the Applicants site with no overhang beyond the side boundary to this property.
Conditions requested: All proposed works including foundations, fascia, soffits and guttering should be contained within the Applicants site with no overhang beyond the side boundary to this property
Isle of Man Fire and Rescue Service
Conditional No ObjectionThe installation of mains wired, interconnected domestic smoke detection conforming to BS 5446 : Part 1 : 2000, and installed to conform with BS 5839 : Part 6 : 1995, is recommended in accordance with Section 1 of the Building Regulations 2000 – Approved Document B
Conditions requested: The installation of mains wired, interconnected domestic smoke detection conforming to BS 5446 : Part 1 : 2000, and installed to conform with BS 5839 : Part 6 : 1995, is recommended in accordance with Section 1 of the Building Regulations 2000 – Approved Document B
Paul Lau
Objectionshould this proposal be granted would this not set president to other property owners in this area in converting these properties into terraced like properties.; Health and Safety – where would the access path be from the rear of the property i.e. rear garden area?; Neighbours – would the adjacent neighbour have easy car access from their drive and garage, young children / mothers with young infants entering and existing from the family car i.e. 153 Greenlands Avenue.; Future Developments – Would this proposal set president for future side extensions for the same purpose i.e. 153 Greenlands Avenue and other such properties?
