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23/00634/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00634/B Applicant : Celebrations Ltd. (Mr. Alan Burrows) Proposal : Installation of four double pitched dormers, door to North elevation, double doors to South elevation and the blocking up of a window to the West elevation Site Address : Tower House Tower Road Ramsey Isle Of Man IM8 2EA
Planning Officer: Mrs Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 18.09.2023 __
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.
C 2. Prior to commencement details of how the bikes are to be stored within the proposed cycle parking to show six bikes must be submitted to and approved in writing by the Department. This approved bike storage must be provided prior to the occupation of any unit and retained and remain accessible during the life of the apartments.
Reason: the proposal has been accepted on the basis of alternative travel provisions.
N . FOR YOUR INFORMATION Please be aware that a ban on the installation of fossil fuel heating systems in any new building(s) and or extension(s), will come into force on 1st January 2025.
You therefore are encouraged to ensure that your proposed development includes alternatives to fossil fuel heating systems if you believe that such works will not be completed by that date.
To this end, if you propose an alternative, such as air source or ground source heat pump(s), or any other heating system that would require planning approval, the details of this should be
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addressed now. This may require you to resubmit your planning application to accommodate the alternative permitted heating system proposed.
This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 and Transport Policy 7 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 19th May 2023; o Drawing No.EX02 o Drawing No.P01
This decision also relates to Drawing No.EX01 Rev A dated received 31st July 2023
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Interested Person Status - Additional Persons
Department for Infrastructure's Flood Risk Management Team should be afforded interested person status as they are a Government Department which has raised material planning considerations. __
Officer’s Report
THE APPLICATION SITE
1.1 The application site is within the curtilage of Tower House, Tower Road, Ramsey which is a three storey semi-detached property which is within a corner plot located to the Western side of Tower Road. The property currently has three flat roofed dormers to the Northern elevation.
1.2 The overall streetscene is characterised by a mixture of old terrace properties and fairly modern terrace properties. The dormers within the street scene are mainly pitch roofed dormers (including pitch roofed wall dormers).
THE PROPOSAL
2.1 The current planning application seeks approval for the following but not limited to;
PLANNING HISTORY
3.1 There is one previous application which is relevant to the assessment of this application PA22/01542/B which was for "Renovation works to existing small block of 3 apartments, replacement windows and external doors, new longer roof dormer to replace the existing 3 smaller roof dormers and a cycle store for 6 cycles in lieu of car parking," and was refused for the following reasons;
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R1 - The dormer proposed to the front roof plane of the property, by reason of its size, scale, mass and flat roof design is considered to be incongruous with the traditional appearance of the existing property, and would notably increase the bulk of the dwelling at roof level towards the front of the property in a manner that would distort the appearance of the building. Therefore, it is concluded that the proposal does not accord with General Policy 2 (b & c) of the Isle of Man Strategic Plan, and the principles of the Residential Design Guide.
R2 - The design, massing and siting of the proposed dormer on the principle elevation of the property would have a significant adverse impact upon the visual quality of the property, resulting in adverse impacts upon the overall historic and traditional appearance of the street scene and surrounding area, failing to make a positive contribution to the appearance of the existing street scene. Therefore, the proposal would fails to comply with Strategic Polices 3(b) and Environment Policy 42, and General Policy 2 (b), (c) and (g) of the Isle of Man Strategic Plan 2016.
PLANNING POLICY
4.1 The site lies within an area zoned as "Predominantly Residential" on the Ramsey Local Plan 1998 Map. The property is not within a Conservation Area but is within an area of High Tidal Flood Risk.
4.2 Given the nature of the residential property and the land designation paragraph 8.12.1 and General Policy 2 from the Isle of Man Strategic Plan 2016 are most relevant to its assessment which set out the general standards towards acceptable development, this is then followed by Strategic Policy 3 and Environment Policy 42 which seek that development takes into account the particular character of the streetscene, Strategic Policy 10 and Transport Policy 7 in connection with Appendix 7 which seeks parking standards and Environment Policy 10 and 13 which seek that a flood risk assessment required where there is potential of flooding and that sites will not result in an unacceptable risk of flooding either on or off site.
4.3 The recently released Residential Design Guidance 2021 is also a material consideration particularly those parts in respect of good neighbourliness and overlooking.
4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.
REPRESENTATIONS
5.1 The following representations can be found in full online, below is a short summery;
5.2 Highway Services have considered the proposal and state "The proposal does not raise significant issues for road safety or network functionality. Accordingly, no opposition is raised subject to conditions: a) Layout to accord with Drawing PO1. b) Details for approval of the cycle parking facility." (19.04.23)
5.3 Ramsey Town Commissioners have considered the application and have no objections to the proposal. (29.06.23)
5.4 DOI Flood Risk Management Division have considered the application and Object/Defer the application as they do not support sleeping accommodation on ground floors within a flood zone and they require a Flood Risk Assessment which includes threshold levels to Douglas o2 and details of the flood mitigation. (1.06.23 & 2.08.23)
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PREAMBLE
6.1 It is necessary to note that this application has a lot of points which are the same as PA22/01542/B with the only noticeable difference being the change in the dormers proposed.
ASSESSMENT
7.1 The main issues to consider in the assessment of this planning application are:
7.2 CHARACTER AND APPEARANCE
7.2.1 The proposal can be split into two parts, firstly part one which is the general up keeping works such as the replacement of the windows, installation of a window to the West elevation, timber doors to the South Elevation and replacement doors to the ground floor level. Secondly there is the installation of new dormers.
7.2.2 When looking at the proposal for the replacement windows with sliding sash effect casements, the proposal is outside of a Conservation Area and as such the works should not impact how the property is viewed within the overall streetscene. The installation of a new timber door to the front elevation, to facilitate access into the rear elevation is an acceptable alteration and should not impact how the property is viewed within the streetscene. The proposed new timber doors which will infill an empty space underneath the rear stair access, is deemed acceptable and would not impact the streetscene. The proposed new front door is deemed acceptable and in keeping with the overall property.
7.2.3 Turning towards the proposed dormers, dormer extensions can depending on their appearance adversely affect the character and appearance of both the individual property and the wider streetscene. Generally flat roofed dormers should be avoided on traditional properties.
7.2.4 The existing dormers upon the property do not add to the overall streetscene, this is especially noted, when knowing that "Tower House" is the only property within the immediate vicinity which has flat roofed dormers, with neighbouring properties having pitched roofed dormers. The proposal within this application is for four double pitched dormers, with the dormers being just slightly larger in width than the existing dormers, will have less of an impact are more acceptable for the overall streetscene
7.3 NEIGHBOURING AMENITY
7.3.1 Turning towards whether there would be an impact upon neighbouring properties, above and beyond what is currently in place with regards to perceived and/or actual overlooking, loss of light or overshadowing or an overbearing impact.
7.3.2 The proposal within this application, is to have three dormers with windows almost the same size as the existing three dormers and add an additional fourth dormer to the Western side of the roof.
7.3.3 The main view from the third floor is off the side elevation of Close Y Chibber Ghlass, as such from this point of view the proposal would not be increasing any perceived or actual overlooking, loss of light or overshadowing/overbearing impact.
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7.3.4 With regards to whether the proposal would impact the neighbouring properties within Tower Road or Santon Terrace, it is deemed that the angle of the properties to the proposed dormer would mean that views into the property would be unlikely.
7.4 IMPACT ON HIGHWAY SAFETY
7.4.1 When looking at the potential impact the proposal would have on Highway Safety, it is relevant to note that the proposed site is already three apartments and that the proposal within this site would not be increasing the number of apartments. Whilst that is the case, the proposed site is close to public transport links as well as on street parking within the vicinity of the area, the proposal also includes an area for the provision of six bikes.
7.4.2 With this in mind and noting that highway services have not raised any objection subject to the proposal complying with conditions, the proposal is deemed to comply with Transport Policy 7.
7.5 FLOOR RISK
7.5.1 The proposed site is situated within a Flood Risk Zone as such, the flood risk for the site needs to be considered for any potential risk in line with Environment Policy 10.
7.5.2 When assessing the flood risk for the site, it should be noted that the proposal within this application is not requesting to create new residential accommodation, merely renovate already existing residential accommodation.
7.5.3 Whilst the comments from the Flood Risk Management Division have been noted, the current situation with regards to the flood risk on site has not been altered and if anything the installation of a new flood resistant door and frame for the only ground floor external door will be an improvement to the current situation.
CONCLUSION
8.1 The planning application would be an acceptable form of development that has been designed to ensure that it would not harm the use and enjoyment of neighbouring properties and would comply with General Policy 2 and the principles of the Residential Design Guide.
INTERESTED 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 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
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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 decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 02.10.2023
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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