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18/01016/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 18/01016/B Applicant : Mr Orry Cowell Proposal : Demolition and re-building of rear of property Site Address : 58 Waterloo Road Ramsey Isle of Man IM8 1EG
Principal Planner: Mr Chris Balmer Photo Taken : 18.10.2018 Site Visit : 18.10.2018 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 30.10.2018 __
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 the submitted documents and drawings reference numbers 183-01 all received on 26th September 2018.
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Interested Person Status - Additional Persons
It is recommended that the following persons should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4):
57 & 59 Waterloo Road, Ramsey as they do not refer to the relevant issues in accordance with paragraph 2C of the Policy.
It is recommended that Manx Utilities should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 6(4) - as they do not identify land which is within 20m of the application site which they own/occupy and believe would be impacted on by the proposal (in accordance with paragraph 2A of the Operational Policy).
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18/01016/B Page 2 of 4
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of 58 Waterloo Road Ramsey which is a three storey mid-terraced dwelling located along the south western of Waterloo Road within Ramsey.
2.0 THE PROPOSAL 2.1 The application seeks approval for the demolition of the existing rear two storey outrigger and re-building in identical form all to the rear of property.
3.0 PLANNING HISTORY 3.1 None
4.0 PLANNING POLICY 4.1 The site is designated within an "Area of Predominantly Residential Use" under the Ramsey Local Plan 1998. The site is not within a Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that are considered specifically material to the assessment of this current planning application:
4.3 General Policy 2 state: "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."
5.0 REPRESENTATIONS 5.1 Ramsey Commissioners has no objection (29.10.2018).
5.2 Manx Utilities seek the applicants consider flood resilient measure to the property and potential raise the floor by 600mm (11.10.2018).
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5.3 The owner/occupier of 57 Waterloo Road has no objection to the proposal but seeks the rear lane is not blocked as this provides access to all the neighbouring properties (04.10.2018).
5.4 The owner/occupier of 59 Waterloo Road has no objection to the proposal but seeks the rear lane is not blocked by builders (12.10.2018).
6.0 ASSESSMENT 6.1 The principal issues to be considered in this application are the potential impacts upon the visual amenities of the street scene, potential impacts upon the residential amenities of the neighbouring properties.
6.2 In relation to the potential impacts upon the amenities of the street scene the works would be unnoticeable from the front. Two the rear, as the works would be essential replacing on a 'like for 'like' basis there are no concerns. The proposal would be a tradition form of development in keeping with the existing property.
6.3 The second issue relates to the potential impact upon neighbouring amenities, namely Nr 57. Generally there are three potential impacts, these being loss of light, overbearing upon outlook and/or loss of privacy through overlooking.
6.4 However, as the works are a 'like for like' basis the impact will be identical to the current situation and therefore it would be considered unreasonable to refuse the application. Notwithstanding this it is considered the works are of a modest size and would not have a significant impact upon neighbouring amenities, even if the works where new and not replacing an existing structure.
6.5 Comments from Manx Utilities are noted, and an informative note should be attached in relation to flood resilient measures. In terms of raising the floor levels, given this is on a 'like for like' basis, it is a very modest extension; it accommodates a toilet/corridor and as the main dwelling floor level would be unaltered by this proposal, it is not considered reasonable in this instance to seek an amended scheme.
6.6 In terms of concerns of the neighbour of the rear lane been block, this is a matter between the various parties as the construction period (associated works/distributions) is not a material planning consideration that can be taken into account when determining the application.
7.0 RECOMMENDATION 7.1 For these reasons the proposals is considered to comply with the relevant polices of the Strategic Plan and therefore recommended for an approval.
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
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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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date : 01.11.2018
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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