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23/00298/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00298/B Applicant : Mr & Mrs Andrew Johnson Proposal : Removal of front and rear conservatories and erection of front porch, rear extension and replace existing roof with concrete tiles Site Address : Woodbury Grove Mount West Ramsey Isle Of Man IM8 3PE
Planning Officer: Mr Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 02.05.2023 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2, Transport Policy 7 and Paragraph 8.12.1 of the Strategic Plan and Residential Design Guide 2021.
Plans/Drawings/Information; This approval relates to the documents and drawing no. SM23/593/1, SM23/593/2 date stamped as having been received on 6th March 2023. __
Interested Person Status - Additional Persons
None __
Officer’s Report
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23/00298/B Page 2 of 4
1.0 THE SITE 1.1 The site is the residential curtilage of Woodbury, Grove Mount West, a single-storey detached dwelling located on the south of Grove Mount West.
1.2 The house consists of a single-storey pitched-roof main dwelling, a single-storey pyramid-roof front extension, a single-storey flat-roof side garage and a single-storey hipped- roof conservatory.
2.0 THE PROPOSAL 2.1 The proposal is the demolition of the front and rear extension and the erection of a pitched-roof front extension and a flat-roof surround the side and rear of the main building.
3.0 PLANNING HISTORY 3.1 There is no previous application considered materially relevant to this application.
4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Predominantly Residential in the Ramsey Local Plan.
Strategic Policy 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o Strategic Policy 3, 5 o Paragraph 4.3.11 o General Policy 2 (b) (c) (g) (m) (n) o Paragraph 8.12.1 o Environment Policy 42 o Transport Policy 7 o Appendix 7.6 o Community Policy 7, 10 o Infrastructure Policy 5
PPS and NPD 4.3 There is no planning policy statement or national policy directive considered materially relevant to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 The Residential Design Guide (July 2021) contains the following guidance that are considered materially relevant to the assessment of this current planning application: o Section 4.5 Front Extensions o Section 4.6 Rear Extensions o Section 4.7 Flat Roof Extension o Section 4.8 Side Extensions o Chapter 5 Architectural Details o Chapter 7 Impact on Neighbouring Properties
6.0 REPRESENTATIONS 6.1 Ramsey Town Commissioners has no objection to this application (26.04.2023).
6.2 DoI Highway Services does not oppose this application (22.03.2023). The comment states that there is no significant negative impact upon highway safety, network functionality and/or parking.
7.0 ASSESSMENT
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23/00298/B Page 3 of 4
Elements of Assessment 7.1 The key considerations of this application are its impact on the house itself, on the character and streetscene of the area, and the amenities of the neighbours and on parking.
Design of the House Itself 7.2 The proposed side and rear extension is considered to have a neutral impact on the character of the house as the existing garage already has a flat roof.
7.3 The proposed front extension has a roofscape that fits in with the existing one. It is considered to have a neutral impact on the character of the house, albeit more suitable than the current.
Character and Streetscene 7.4 The new front extensions are visible from the road. The new side extension is not readily visible to the public and the new rear extension is not visible to the public. Given paragraph 7.2-7.3, it is considered that the proposal has a neutral impact on the character and streetscene of the area.
Neighbouring Amenities 7.5 The proposal is single-storey so it is considered to not have additional concern for overbearing or overshadowing.
7.6 The new vantage points on the side elevation are considered to have an acceptable impact on overlooking.
8.0 CONCLUSION 8.1 The proposal is considered to comply with General Policy 2, Transport Policy 7 and Paragraph 8.12.1 of the Strategic Plan and Residential Design Guide 2021. Therefore, it is recommended for an approval.
9.0 INTEREST PERSON STATUS 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land which the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
9.2 The decision-maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status. __
I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this
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decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 03.05.2023
Determining officer Signed : A MORGAN Abigail Morgan
Principal Planner
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