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23/00992/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00992/B Applicant : Miss Jennifer Cannell Proposal : Replacement two storey extension to rear elevation and single storey extension adjacent Site Address : 22 Waterloo Road Ramsey Isle Of Man IM8 1DU
Planning Officer: Mr Toby Cowell Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 06.12.2023 __
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. The flood risk mitigation measures outlined on drawing number 23/13/02 shall be implemented and completed in full accordance with the approved details prior to the occupation of the development and thereafter maintained as such in perpetuity.
Reason: To provide appropriate mitigation measures in an area of high flood risk.
N 1. 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 addressed now. This may require you to resubmit your planning application to accommodate the alternative permitted heating system proposed.
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23/00992/B Page 2 of 5
This application has been recommended for approval for the following reason. The development is considered acceptable in terms of its form, mass and design by providing suitable extensions to an existing residential property and as such comply with Strategic Policy 5, Spatial Policy 2, General Policy 2 and Environment Policy 42 of the Strategic Plan (2016).
Plans/Drawings/Information;
This approval relates to drawings and documents referenced;
23/13/01 23/13/02 Existing site photographs Received 25.08.23 __
Interested Person Status - Additional Persons
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions relating to planning considerations:
Department of Infrastructure Flood Risk Management Division __
Officer’s Report
1.0 THE SITE 1.1 The application site comprises a two-storey end terraced dwelling and its associated curtilage on the southern side of Waterloo Road, Ramsey. The property, as per all properties on the southern side of the streetscene, backs onto the Manx Electric Railway. The site falls outside of a Conservation Area but is noted on historic mapping from the 1860s, with the property in itself considered to be of historic and architectural merit. The site adjoins a portion of land under the ownership of Manx Utilities Authority, which includes the historic stone built Ramsey Car Shed.
1.2 The property notably include a stone external passageway providing external access around the rear garden/yard area, with a small mono-pitched utility extension further noted at the rear of the property.
2.0 THE PROPOSAL 2.1 Planning permission is sought for the demolition of the existing rear two-storey element of the property and single-storey utility, and erection of a replacement two-storey extension/element in addition to a mono-pitched single-storey extension within the existing recessed courtyard area. The proposed two-storey element would mirror the design, form, scale and roof pitch of the existing, and therefore appear effectively identical. The proposals would however include the demolition and removal of the existing rear chimney breast, together with the creation of a formal patio area at the rear. The existing stone passageway would remain as per existing.
2.2 The development would be finished in sand cement render with slate roof tiles as per the existing, with UPVC windows and doors. Two no. rooflights are also proposed, one on the two-storey element above a bedroom with another on the single-storey element above the new family/dining area.
3.0 PLANNING HISTORY 3.1 None of relevance.
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4.0 PLANNING POLICY 4.1 The application site is identified in the Ramsey Local Plan as land zoned for 'predominantly residential' purposes. The site is not within a Conservation Area but within an area identified as being within a high risk flood zone (tidal).
4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Strategic Policy 2 Priority for new development to identified towns and villages 3 To respect the character of our towns and villages 5 Design and visual impact
Spatial Policy 2 Development in Service Centres
General Policy 2b,c,g General Development Considerations
Environment Policy 10 Development and flood risk 42 Designed to respect the character and identity of the locality
4.5 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.
5.0 REPRESENTATIONS 5.1 Ramsey Town Commissioners - No objection (15.09.23)
5.2 Highways Services - No highways interest (01.09.23)
5.3 Flood Risk Management - This property is within a tidal flood zone. FRM would like to see a FRA detailing flood mitigations such as the placing of services, threshold levels and flood resilient doors/air bricks etc. (04.09.23)
5.4 Manx Utilities Authority - no response received at the time of writing.
6.0 ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are as follows:
6.2 PRINCIPLE 6.2.1 The site falls within the settlement boundary of Ramsey and an area zoned for residential development, where there is a general presumption in favour of extensions to existing properties provided such development would not have an adverse impact on either adjacent properties or the surrounding area in general.
6.3 DESIGN AND VISUAL IMPACT
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6.3.1 The proposed two-storey rear extension would replace the existing rear element of the property, and would appear effectively identical in terms of design, form, roof pitch and massing. On this basis, the resultant development would not result in a significant material change to the character and appearance of the streetscene and is therefore acceptable in design terms. Likewise, the proposed single-storey element would not be visible in the context of the streetscene, but would in any case successfully correspond with the design and built vernacular of the remainder of the property, whilst allowing for a reasonable portion of the rear garden/yard area to remain free from development. Indeed, the removal of the existing utility and reconfiguring of the outside space represents a more holistic approach relative to the current situation, whilst respecting the character and historic integrity of the building.
6.3.2 Accordingly, the proposals are considered to be acceptable from a design and visual impact perspective, whilst successfully integrating with the character and form of the host dwelling, in compliance with General Policy 2 (b) & (c).
6.4 NEIGHBOURING AMENITY 6.4.1 The bulk of the proposals would largely mirror the existing situation and therefore no concerns are raised with respect to the two-storey element. Likewise, the single-storey extension would be constructed within an existing recessed yard area and effectively infill a space between the host property and adjacent dwelling. On this basis, no concerns are raised with respect to neighbouring amenity impact, in compliance with General Policy 2 (g).
6.5 OTHER MATTERS 6.5.1 The site falls within an area of high flood risk and commentary received from the Flood Risk Management Division are noted. However, in subsequent correspondence from the applicant's agent, they are correct in stating that details of flood risk mitigation (i.e. addition of flood barriers, matching floor levels and wiring/electric sockets to bet set at a minimum of 400mm above finished floor level) have been detailed on the proposed plans. Such measures are considered to be acceptable in the context of additions to an existing residential property in an area of high flood risk whereby the proposals would result in an improvement to the current situation in the context of flood risk management.
7.0 CONCLUSION 7.1 The development is considered acceptable in terms of its form, mass and design by providing suitable extensions to an existing residential property and as such comply with Strategic Policy 5, Spatial Policy 2, General Policy 2 and Environment Policy 42 of the Strategic Plan (2016). The application is therefore recommended for approval.
8.0 INTERESTED PERSON STATUS 8.1 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.
8.2 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
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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 the Head of Development Management 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 : 07.12.2023
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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