Officer Report

Application No.: 18/00395/B Applicant: Starstone Limited Proposal: Replacement of existing outbuilding with larger single storey rear extension (retrospective) Site Address: 40 Bowring Road Ramsey Isle of Man IM8 3EJ Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 25.05.2018 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

Plans/Drawings/Information:

This approval relates to the submitted documents and drawings reference numbers 1, 2 and 4 all received on 18th April 2018. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The site represents the existing residential curtilage of 40 Bowring Road, Ramsey located to the eastern side of Bowring Road.

2.0 PLANNING POLICIES - 2.1 The application site is within an area of 'Predominantly Residential' 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. - 2.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:-

2.3 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (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;
• (j) can be provided with all necessary services;
• (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."

3.0 PLANNING HISTORY - 3.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application. - 3.2 Demolition of outbuilding and extension to form additional bedroom with bathroom 88/01439/B - APPROVED

4.0 PROPOSAL - 4.1 The application seeks approval for the replacement of existing outbuilding with single storey rear extension (retrospective).

5.0 REPRESENTATIONS - 5.1 Highway Services comment there is no highway implications (received on 17.05.2018 - 5.2 Ramsey Commissioners have no objection (received on 22.05.2018).

6.0 ASSESSMENT - 6.1 The key issues relate to the visual impact upon the street scene and impacts upon neighbouring amenities. The extension being set behind the existing dwelling results in the proposal not being apparent from public views. Notwithstanding this, the design, siting, form and size are all appropriate to this property and would be an acceptable form of development. - 6.2 In terms of impact upon neighbouring amenities, given the size and height of the extension and the previous boundary wall in terms of height and length with Nr 42 is very similar to what has be constructed; it is considered the proposal would not have a significant impacts to neighbouring amenities to warrant a refusal.

- 7.0 CONCLUSION

7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

• (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.

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 6(4) who should be given Interested Person Status.

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: 30.06.2018 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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