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                                      20/00745/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/00745/B Applicant : Mr And Mrs Robin Green Proposal : Single storey rear extension Site Address : Elleray Bride Road Ramsey Isle Of Man IM8 3UN

Senior Planning Officer: Mr Jason Singleton Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: __

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. It is concluded that the planning application is recommended for approval. The proposal would be an acceptable form of development that would not harm the use and enjoyment of neighbouring properties and would comply with General Policy 2 and the principles of the Residential Design Guide 2019.

Plans/Drawings/Information;

This approval relates to drawings referenced; 406/1/1; 406/1/2; 406/1/3; 406/1/4; 406/1/P, all date stamped received on 13 July 2020.

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Interested Person Status - Additional Persons

None __

Officer’s Report

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                                      20/00745/B                                     Page  2  of  4

1.0 THE SITE 1.1 The application site is the residential curtilage of Elleray, Bride Road, Ramsey. The property is a two storey semi-detached dwellinghouse located to the north of the Highway.

2.0 THE PROPOSAL 2.1 Proposed is the erection of a single storey, rear extension to provide a revised internal layout to create a utility room and larger snug / kitchen. The proposed footprint would measure 13m2. The extension would measure (externally) 2m deep and 6.5m wide across the rear elevation.

2.2 The propose works are solely contained to the rear elevation.

3.0 PLANNING POLICY 3.1 In terms of local plan policy, the application site is within an area designated as 'Predominantly Residential' under the Ramsey Local Plan 1998.

3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application;

3.3 General Policy 2 (GP2) (in part) 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;

3.4 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."

3.5 Residential Design Guidance (March 2019) which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. This includes specific guidance at section 4.0 on Extensions.

4.0 PLANNING HISTORY 4.1 14/00587/B - Removal of two chimney stacks. Approved. 4.2 03/00107/B - Installation of u PVC french doors to replace existing rear ground floor bay window. Approved. 4.3 03/01708/B - Extension to rear elevation of dwelling. Approved.

5.0 REPRESENTATIONS 5.1 Ramsey Commissioners commented (24/08/20) with no objection

5.2 Highways Services were contacted on 24/07/20 and at the time of writing no comments had been received.

6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) visual impact of the proposed development; (GP2(b) & (c) (ii) the impact upon the amenities (overlooking, loss of light; over bearing impact, privacy and visual amenity) of the neighbouring properties. (GP2(g))

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                                      20/00745/B                                     Page  3  of  4

6.2 (i) Visual Impact The principle of a extending at the rear at single storey level is an acceptable form of development for increasing the floor area. The proposed extension would be introducing a larger built form and in terms of size and height and the general appearance it is considered proportionate to the rear elevation and designed to serve that specific purpose for a kitchen / utility extension. When finished to match the rear elevation it will ensure the built form is in keeping with the character and appearance of the dwellinghouse. These aspects of development are deemed to be an acceptable form of development that complies with those sections of General Policy 2(b) & (c) and the RDG 2019.

6.3 (ii) Neighbouring amenities The level and scale of development proposed here, especially being single storey are considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse or considered to harm the neighbouring amenity, specifically those to the East (adjoining neighbour). There are no windows proposed in the East elevation that would offer any overlooking or loss of privacy. When viewing the proposed extension, it would not be visible from the highway at the front and any views off the rear elevation would be read in the residential context of the property and surrounding streetscene.

6.4 When considering whether there would be any loss of light or overshadowing from the built form of the extension, given the single story nature it would not be considered to have an overbearing effect and as the rear elevations face due north. The immediate neighbour to the East, would not be disadvantaged from any loss of light over and above the existing levels given the properties orientation in relation to the rise and fall of the sun from east to west. It is further noted we have not received any objections or comments from the adjoining neighbour. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g).

7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the planning application is recommended for approval. The proposal would be an acceptable form of development that would be an acceptable for of development that would not harm the use and enjoyment of neighbouring properties and would comply with General Policy 2 and the principles of the Residential Design Guide 2019.

8.0 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.

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 above who should be given Interested Person Status

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                                      20/00745/B                                     Page  4  of  4

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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 : 08.09.2020

Determining officer Signed : S BUTLER

Stephen Butler

Head of Development Management

Customer note

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