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17/00730/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 17/00730/B Applicant : Mr & Mrs David Edwards Proposal : Alterations and additions including demolition of existing bathroom, erection of extension and construction of second floor dormer to rear Site Address : 8 Marsden Terrace Ramsey Isle Of Man IM8 3DS
Case Officer : Mr Jason Singleton Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 05.03.2018 __
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Plans/Drawings/Information;
This approval relates to drawing referenced; SM13/308/2; SM13/308/3 date stamped 11th July 2017.
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Interested Person Status - Additional Persons
It is recommended that the following persons should be given Interested Person Status on the basis that they have made written submissions and they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are mentioned in Article 6(4):
Manx Utility Authority __ Officer’s Report
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17/00730/B Page 2 of 4
THE APPLICATION SITE 1.1 The site is No. 8 Marsden Terrace, Ramsey. It is a mid terrace dwelling house forming part of a row of terrace houses to the south side of the Marsden Terrace. It is situated just to the north of the Shipyard to the north side of the river. There is shared pedestrian access to the rear of the properties.
PROPOSAL 2.1 The planning application is a resubmission of a lapsed permission from 2013 which seeks consent for the erection of a single storey rear extension; reduction in the size of the first floor window; and erection of a dormer window in the rear roof slope. The proposal will help the reconfiguration and improvement of the dwelling's accommodation.
PLANNING HISTORY 3.1 The following previous planning applications are considered relevant in the assessment and determination of this application;
13/00635/B - Alterations, erection of an extension and installation of a dormer window to dwelling. APPROVED.
PLANNING STATUS 4.1 In terms of local plan policy, the application site is within an area zoned as light industrial in the Ramsey Local Plan 1998. Technically, the proposal does not accord with the land use zoning of the site, although this is an established residential area so it would be appropriate to consider the principles of General policy 2 of the strategic plan 2016.
4.2 General Policy 2 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;
4.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: "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 existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
REPRESENTATIONS 5.1 Ramsey Town Commissioners have no objection (22.08.17).
5.2 Highways Services have commented and confirm there is no Highways Involvement in the proposal (28/07/17)
5.3 MU has requested (10/08/17) flood risk measures to be adopted ensuring electric points are located above predicted floor levels, provision for flood boards are made and non-return valves installed on any foul and surface water drains.
ASSESMENT 6.1 The fundamental issue to consider in the assessment of this current planning application are; (i) the impact of the proposed development on the character and appearance of the existing building, (ii) the impact of the proposal on the surrounding area and street scene.
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17/00730/B Page 3 of 4
6.2 There are three elements to the proposal. The first is a single storey rear extension. This will see the demolition of the existing lean-to extension and the erection of a new extension across the width of the property which sits between the existing single storey rear extensions of the adjacent properties. The agent has confirmed that materials will match the existing. The extension would not be visible from the public realm and the character and appearance of the area would be preserved. The second element is the rear dormer. This would be quite large but its impact would be limited. It would be most noticeable from the south to the other side of the river, however, the distances are quite long. Moreover, the site is seen in the context of the visually unattractive shipyard in the foreground. There is a slightly smaller existing dormer window in a property further to the west. It is considered that the visual impact of the proposed dormer would be minimal and that the character and appearance of the area would not be harmed. The reduction in the size of the first floor rear window would have a limited visual impact. The third element is the internal reconfiguration of the existing living accommodation as a result of the above two modifications.
6.3 In terms of neighbour impacts, the single storey rear extension would not give rise to any significant harm to neighbour amenity including light issues and overbearing. There would be no harmful overlooking from the dormer window or reduced first floor window.
6.4 The proposed application is a re-submission of the 2013 permission. Since then there has not been any significant changes in policy or other material planning considerations that would indicate a different approach to those previous policies should be taken. No new legislation has been brought into force. Furthermore, no objections have been received.
6.5 On the advice from MU the agent has confirmed and supplied trade literature of floodgates to be installed with metal channels to each door jamb at the side of the front door and also at the rear patio doors. Also they acknowledge the guidance from the MUA and intend to locate the electrical installations at a height above the predicted flooding level. The agent has further commented to note at the rear of the property is a substantial Manx Stone wall 2.0m high along the rear of the site along the length of the terrace.
RECOMMENDATION 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.
INTERESTED PERSON STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
Department of Environment, Food and Agriculture Fisheries are part of the same Department as is the planning authority and as such should not be afforded interested person status under the Order.
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17/00730/B Page 4 of 4
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order. __
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 06.03.2018
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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