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23/01048/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/01048/B Applicant : Mr Christopher Brown Proposal : Erection of extension containing sun room and utility room Site Address : Cair Vie Windsor Road Ramsey Isle Of Man IM8 3EB
Planning Officer: Mr Hamish Laird Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 27.11.2023 __
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. Overall it is concluded that the planning application accords with the provisions set out in General Policy 2, and Environment Policy 22 iii) in the Isle of Man Strategic Plan 2016; the Ramsey Local Plan 1998; the Draft Area Plan for the North and West 2022; and, the Isle of Man Residential Design Guide 2021. The application is recommended for an approval.
Plans/Drawings/Information;
This approval relates to the documents and plans date stamped and received 1 September, 2023.
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Interested Person Status - Additional Persons
None. __
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23/01048/B Page 2 of 5
Officer’s Report
THE SITE 1.1 The site comprises a 2-storey, detached dwelling with ground floor brick and first floor rendered walls, under a hipped/pitched plain-tiled roof with chimney stack attached to its south-east side. It has a small, enclosed rear porch under a flat roof, and ground floor bay windows on its south-west and north-west sides. It occupies a corner plot, with its front/side garden areas screened by a low brick wall to its roadside boundaries. It is served by a driveway onto the main part of Windsor Road. The semi-detached dwelling immediately to the rear (north-east) at Hillside has its side elevation and ground floor rear extension facing the site. This extension has a blank wall facing Cair Vie. This neighbouring dwelling is set at a slightly higher ground level to Cair Vie, and is screened on its common boundary by wooden board fencing approx. 2.0m high. The neighbouring dwelling to the south-east at Laureston is set away from the boundary with Cair Vie and has a part of its side garden and single, detached garage separating the dwelling from its boundary with Cair Vie. A mature privet hedge marks the boundary between the two properties in this location.
1.2 The application dwelling is located in a residential area within the settlement boundary for Ramsey as shown in the Draft Proposals Map 4 - RAMSEY in the Area Plan for the North and West, and is annotated as 'Predominantly Residential'.
THE PROPOSAL 2.1 The full application proposes the erection of a single storey, extension containing a sun room and utility room to be sited on the rear (SE) elevation of the dwelling. It would measure approx. 5.1m wide x 6.23m deep, and would be set in from the side and rear garden boundaries by approx. 0.85m. It would have a pitched roof approx. 2.3m high to the eaves and 4.1m high to the ridge. It would have 3 No. hi-level windows in the NE side elevation with 3 No. corresponding roof-lights in the roof-slope above - all serving the utility room. A pedestrian access door and roof-light above - would also be on this side elevation which would face the ground floor rear extension attached to Hillside - which is set at a higher level. A blank gable wall would comprise the SE side elevation facing the garage at Laureston. The SW side elevation would contain a 4-panel, full-height set of bi-fold doors serving the sun room. The SW facing roof-slope would have 3 No. solar panels attached to it covering the majority of this roof-slope. The extension would be constructed in materials to match the existing dwelling.
3.0 PLANNING POLICY
3.1 The application site is within an area of predominately residential use under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998, hereafter referred to as the Ramsey Local Plan. The site is not within a Conservation Area.
3.2 The following policy is from the IOM Strategic Plan (2016) is considered relevant in the consideration of this application - General Policy 2 states: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:...
(b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape;... (g) does not affect adversely the amenity of local residents or the character of the locality; (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;...
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(k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
3.3 The IOM Strategic Plan also states: "8.12.1 Extensions to Dwellings in built-up areas or sites designated for residential use: As a general policy, in built-up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to an existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
3.4 Residential Design Guidance (July 2021) provides advice on the design of new houses and extensions to an existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
3.5 RDG 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that the extension should have a similar style with the main dwelling for a coherent appearance unless the clash between modern and traditional design can be handled with elegance.
3.6 RDG 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy.
RELEVANT PLANNING HISTORY 4.1 06/02099/B - Widening of driveway and access onto highway- Approved - 01.02.2007. 4.2 05/01828/B - Enclosure of existing open porch - Approved - 18.11.2005.
REPRESENTATIONS 5.1 Ramsey Town Commissioners (21.09.2023) comments that it has "no objection to this proposal". 5.2 No other consultee comments or third party representations had been received by the report drafting stage.
ASSESSMENT 6.1 The site comprises an existing lawfully erected, dwelling, located in a predominantly residential area at Windsor Road, Ramsey. The principle of development for the erection of an extension, is therefore, established.
6.2 The key issue to consider in the assessment of this planning application is the potential impacts upon the visual amenities of the street scene, the application property and the potential impact upon neighbour's amenities.
6.3 As outlined within the Residential Design Guide and GP2(b) seeks any new extension to respect the site in terms of siting, layout, scale, form, design. The extent form, scale and position of the proposed sun room/utility room extension would respect the scale and character of the existing dwelling and would be well-related to it. It would also be well-related to both the neighbouring dwellings, in particular the semi-detached dwelling immediately to the rear (north-east) at Hillside which has its side elevation and ground floor rear extension facing the site. The ground floor side elevation of the dwelling and the extension both have blank walls facing Cair Vie; and the semi-detached dwelling to the south-east at Laureston is set away from the boundary with Cair Vie and has a part of its side garden and single, detached garage separating the dwelling from its boundary with Cair Vie.
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23/01048/B Page 4 of 5
6.4 The extension would have a pitched roof and would largely be screened from public view from the main part of Windsor Road by the host dwelling. Public views of it would be available from the gap between the host dwelling and Laureston, however, these would be limited due to the extension being set back on the plot in relation to the host dwelling. The extension is considered to be in keeping and appropriate to the application dwelling and street scene.
POTENTIAL IMPACT UPON NEIGHBOUR'S AMENITIES 6.5 It is considered there would be no significant impacts regarding neighbours amenities sufficient to warrant a refusal. The erection of a single storey, extension containing a sun room and utility room to be sited on the rear (SE) elevation of the dwelling and would have a pitched roof approx. 2.3m high to the eaves and 4.1m high to the ridge. The height difference between the new extension and the neighbouring dwelling at Hillside would be mitigated against by the side elevation of the extension facing the ground floor rear extension attached to Hillside - which is set at a higher level. The extension would have 3 No. hi-level windows in the NE side elevation with 3 No. corresponding roof-lights in the roof-slope above - all serving the utility room. A pedestrian access door and roof-light above facing the lower blank side walls of the dwelling at Hillside and its rear extension. Any impact on the amenities of occupants of this adjoining dwelling is likely to be minimal.
6.6 Similarly, a blank gable wall would comprise the SE side elevation facing the existing boundary hedge, side garden area; and, garage at Laureston. Again, owing to the design of the extension, and distance in relation to the dwelling at Laureston, any impact on the amenities of occupants of this adjoining dwelling is likely to be minimal.
6.7 There would be no neighbour amenity impacts on the residential amenities of occupants of any other nearby dwellings. The extension would not appear as an overbearing addition to the host dwelling. This accords with the provisions of General Policy 2 (g) and Environment Policy 22 (iii) of the Strategic Plan.
6.8 There are no other considerations such as wildlife implications, drainage, or parking that are of relevance in the consideration of this application.
CONCLUSION 7.1 Overall, It is considered the proposal complies with the Residential Design Guide in this case it is considered appropriate for the reason outlined. Further, the proposal would have no adverse impacts upon public or private amenities. Accordingly, it also complies with the provisions General Policy 2 and Environment Policy 22 iii) of the IOMSP 2016; the Ramsey Local Plan 1998; and, the Draft Area Plan for the North and West 2022. The application is recommended for an approval.
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.
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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 o whether there are other persons to those listed in Article 4(2) who should be given Interested Person Status. __
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 : 30.11.2023
Determining officer Signed : S BUTLER
Stephen Butler
Head of Development Management
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