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Application No.: 20/01212/B Applicant: Mr Juan Garrett Proposal: Erection of a two storey extension and creation of a retaining wall Site Address: 21 Princes Road Ramsey Isle Of Man IM8 2EU Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 01.12.2020 _________________________________________________________________
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.
The application would be an acceptable form of development that would not harm the use and enjoyment of neighbouring properties and has been designed to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide and is recommended for approval.
Plans/Drawings/Information; This approval relates to drawings referenced; 1, 4, 5, 6, Arboricultural Impact assessment, TR26820 date stamped received on 13 October 2020 _______________________________________________________________
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is the residential curtilage of 21 Princess Road, Ramsey. The property is a end of terrace of three properties that are two stories in height and sit to the west of the highway, and at a lower level. To the south of the dwellinghouse is the side garden of
the application site that is level for most then rises sharply up to the ground level of No.1 Cronk Elfin. To the rear of the application site are a number of terraced flat roofed garages which serve the local houses.
2.0 THE PROPOSAL - 2.1 Proposed is the erection of a two storey extension to the side elevation gable and creation of a retaining wall. The proposal would generate a further 70m2 of floor space across two floors. - 2.2 The proposal would be finished to match the existing roof and wall finishes with the window levels installed to replicate the existing string levels. The propose works are solely contained to the south side elevation of the property. - 2.3 Also proposed is the construction of a 1.5m high retaining wall to the south side of the garden adjacent to the proposed extension. There is one tree that's proposed to be removed (Hawthorn) and one tree on the boundary (Sycamore) that has been identified whose roots may be in the gardens of the application site. The application is accompanied with an arboricultural Impact Assessment.
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:
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); This 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 The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.
5.0 REPRESENTATIONS - 5.1 Ramsey Commissioners commented with no objection. (20/11/20) - 5.2 Highways Services commented (13/11/20) with no objection.
6.1 The fundamental issues to consider in the assessment of this planning application are;
6.2 (i) Visual Impact The principle of a extending at the side to replicate the existing built form, in terms of
height and width in a two storey manor is an acceptable form of development that would not erode the remaining amenity space of the property. The proposed extension would be considered proportionate to the side (south) elevation of the house and designed to serve that specific purpose in terms of size, height and appearance. The position and scale of the propoedl extension would be considered complimentary and it is finished in a way that would match the existing in terms of materials and colours. These aspects of development are deemed to be an acceptable form of development that complies with those sections of General Policy 2(b) & (c).
6.3 (ii) Neighbouring amenities The level and scale of development proposed here is 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 through any loss of light, overlooking leading to a loss of privacy or having an overbearing impact due to the design of the extension. Any views of the extension from the highway at the front would be read in the residential context of the property and surrounding streetscene. The context at the rear being garages is not considered to be affected by the proposal. It is further noted we have not received any objection or comments from the neighbouring properties. This aspect would be considered compliant with those sections of General Policy 2(g).
6.4 (ii) Impact on the trees The proposed excavation works to facilitate the retaining wall to the south of the
extension would not be readily seen from the highway given the change in levels and at a height of 1.5m would not be considered detrimental when a fence can be erected at 2.0m under permitted development. The loss of a tree is unfortunate but as highlighted in the Arboricultural statement, the Hawthorn would have a low arboricultural and visual impact. The tree protection area would see a 24% loss of root protection area, where these roots could, be present but not certain given the topography. The statement highlights there will not be any noticeable impact on the trees physiological health given the historic ground condition, topography, previous pollarding will have stunted the growth. The tree is to be retained and every measure has been taken to ensure its longevity.
7.0 CONCLUSION - 7.1 The application would be an acceptable form of development that would not harm the use and enjoyment of neighbouring properties and has been designed to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide and is recommended for approval.
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:
8.2 The decision maker must determine:
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: 04.12.2020 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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