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20/00915/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/00915/B Applicant : Mr Ady Quaye Proposal : Erection of an extension to rear elevation Site Address : 1 Royal Park Ramsey Isle Of Man IM8 3UF
Planning Officer: Miss Lucy Kinrade Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 12.10.2020 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C1. 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. The application complies with the General Policy 2 of the Isle of Man Strategic Plan 2016 and the principles of the Residential Design Guide 2019.
Plans/Drawings/Information;
This application relates to drawing numbers 1 and 2, and site photographs numbered 1, 2 and 3 all date stamped and received 11/08/2020.
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Interested Person Status - Additional Persons
None __
Officer’s Report
SITE 1.1 The site represents the curtilage of 1 Royal Park, Ramsey a detached dormer bungalow located to the western side of Royal Park and at the end of the residential cul-de-sac. To the west of the site is the Ormly Avenue and Reast Mooar estate.
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PROPOSAL 2.1 Proposed is the erection of a single storey rear extension approx. 4m x 3.5m and finished with a low pitched roof. The extension is to be installed with a rear elevation window and bi-folding doors facing into the garden and patio area.
PLANNING HISTORY 3.1 The site has been subject to previous applications although none are considered materially relevant in the case of this application.
PLANNING POLICIES 4.1 The application site is within an area of 'Proposed Residential' on the Ramsey Local Plan 1998. The site is not within a Conservation Area. Due to the zoning of the site and the proposed works it is relevant to consider General Policy 2 and paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 and Sections 4.0 and 7.0 of the Residential Design Guide 2019 (RDG 2019) all which refer to the visual and neighbouring amenity impacts of development:
4.2 General Policy 2 states (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"
4.3 Paragraph 8.12.1 - Extensions to Dwellings in built up areas or sites designated for residential use: 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.
4.4 RDG 2019 - Section 4.2: SINGLE STOREY REAR EXTENSION "4.2.1 In relation to single storey extensions to the rear of the dwelling, generally the main issues relate to potential loss of light and/or overbearing impact upon the outlook of neighbouring properties. Extensions to terraced or semi-detached properties can have the potential for the greatest concern. With either type of property the depth (i.e. rear projection) of an extension and the position (near the shared boundary) are key in ensuring any such extension does not impinge on the amenities of neighbouring properties."
"4.2.2 A "tunnelling effect" can be caused where windows are set back behind extensions projecting out either side. Ensuring an extension does not project too far from the rear of the house and/or setting an extension in from the boundary can help reduce problems of loss of daylight."
"4.2.3 The acceptability of the length/depth of a single storey extension will depend on the positioning and size of neighbouring properties. For terraced houses and narrower semi- detached properties, single storey extensions are unlikely to be supported where they project more than 3 metres from the back of the house."
4.5 RDG 2019 - Section 7.3: LOSS OF LIGHT/OVERSHADOWING "7.3.1 A development should not result in significant levels of loss of day light or overshadowing, especially to primary habitable rooms, or to private gardens. Applicants are advised to look carefully at the path of the sun throughout the day, and consider where shadows fall, using this information to help in considering the design, position and height of the extension. The impact of overshadowing will increase if the new property/extension is to
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the South of a neighbouring property (as the sun's orientation is East to West). When the windows affected serve habitable rooms then it will be necessary to assess the impact upon light reaching these rooms."
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Ramsey Town Commissioners - no objection 18/09/2020
5.2 Department of Infrastructure Highway Services - No Highways Interest (28/08/2020).
5.3 No comments received from neighbouring properties.
ASSESSMENT 6.1 The principal issues relate to the visual impact and the potential impact upon neighbouring amenity.
6.2 In relation to the visual appearance, the proposed extension is in keeping with the main house and given its location at the rear views will be limited to the nearest neighbours only with no views from the public highway and no adverse impacts on general outlook expected.
6.3 The application dwelling is set back beyond neighbouring dwelling Number 2 Royal Park (to the east), this distance coupled with the extension's size and height and the fairly open and southerly facing aspects of the rear elevations here helps to limit any overbearing impacts and there are no windows facing the neighbour protecting overlooking and privacy.
CONCLUSION 7.1 Overall, it is considered the proposal would comply with the General Policy 2 of the Isle of Man Strategic Plan 2016 and the principles of the Residential Design Guide 2019 and recommended for approval.
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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I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 12.10.2020
Determining officer Signed : S CORLETT Sarah Corlett
Principal Planner
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