Draft Officer Planning Report

Planning Report And Recommendations {{table:8951}} {{table:8952}} {{table:8953}} {{table:8954}} ### Considerations ### Written Representations None received at time of drafting report ### Consultations

Officer's Report

The Site

The site represents the existing residential curtilage of Wingfield, 6 Coburg Road, Ramsey which is a two storey semi detached property located on the north-west side of Coburg Road and north east of Bowring Road.

The Proposal

The application seeks approval for the replacement of the existing window with a door to rear elevation of dwelling.

Planning Status

The application site is located within an area identified as ‘Residential Use’ by the Ramsey Local Plan 1998. The site is not within a Conservation Area.

The following policies are therefore considered relevant in the consideration of this application:

• Ramsey local Plan 1998 – Planning Circular 2/99; and
• The Isle of Man Strategic Plan (20th June 2007)

Due to the zoning of the site the following policy is relevant for consideration:-

"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:

• (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."

Planning History

The previous planning applications are considered relevant in the assessment and determination of this application:

• Erection of an extension to dwelling house - 10/00859/B - APPROVED
• Removal of existing window and installation of new door and steps to provide additional access to basement living accommodation to rear of dwelling - 05/00403/B – APPROVED

Representations

The Authority has received no privately written representations objecting to the application.

Assessment

The proposal is a very minor alteration to the rear elevation which will have little impact upon the residential amenities of neighbouring occupants or upon the visual appearance of the existing property.

Recommendation

Overall, it is considered the proposal would comply with General Policy 2 of the Isle of Man Strategic Plan and consequently the application is recommended for a approval.

Party Status

It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Ramsey Commissioners

The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 15.07.2011

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the replace existing window with a door to rear elevation of dwelling as proposed in the submitted documents and drawings 11 821 01 and 11 821 02 all received on 16th June 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Senior Planning Officer.

Decision Made : Permitted Date : ...

Signed : ... Michael Gallagher Director of Planning and Building Control Delete as appropriate

Signed : ... Jennifer Chance Senior Planning Officer