Planning Officer Report and Recommendation

Planning Report And Recommendations {{table:10962}} ### Considerations {{table:10958}} ### Written Representations {{table:10959}} ### Consultations {{table:10960}} {{table:10961}}

Officer's Report

The Site

1. The site is the residential curtilage of an existing dwelling situated on the corner of Clifton Drive, Jurby Road (A13) and Reayrt ny Sleityn. The dwelling is a semi-detached, two storey house which has an attached single storey garage which is linked to the house by a utility room.
2. Numbers 3 and 4 which lie to the west both have conservatories on their rear elevations, which project from the rear elevations by 3m.
3. There is a fence and hedge which run along the boundary of the site with Jurby Road. Between the properties there is a fence and some vegetation in the rear garden facing Jurby Road.

Planning Status

1. The site lies within an area of Residential use on the Ramsey Local Plan of 1999.

The Proposal

1. Proposed is the addition of a conservatory on the rear elevation facing Jurby Road. The conservatory will project from the rear elevation by 4m, leaving 4.2m between the end of the conservatory and the boundary, a similar distance as between the conservatories at numbers 3 and 4 and the road.

1. The conservatory will be 2.9m high and 3.1m wide and the structure will be built 300mm from the boundary with the existing boundary fence remaining in place.

1. The structure will have a low rendered wall and uPVC frame. On the neighbour's side the conservatory will have a 2m high brick wall with the roof sloping away from the boundary above this.

Planning Policy

1. Paragraph 8.12.1 of the Strategic Plan 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."

1. General Policy 2 states: "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 space 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; 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".

Planning History

1. No planning applications have been considered in respect of this site.

Representations

1. The owners of the adjoining property, 2, Reayrt ny Sleityn express concern at the proximity of the new structure to the boundary, the impact on their outlook and light, the future maintenance of the structure nearest to their boundary, the future of the boundary and the length of the conservatory compared with smaller ones on numbers 3 and 4.

1. Ramsey Town Commissioners indicate that no surface water from the proposed development should be discharged to the main sewer but otherwise raise no objection.

1. Highways and Traffic Division indicate that there are no adverse traffic impacts from the proposal.

Assessment

1. The principle of a conservatory in the location proposed is not objectionable and it is relevant that numbers 3 and 4 both have very similar structures erected such that they are very close to the common boundary. They were proposed under PAs 03/0583 and 04/0252 respectively - ie not proposed at the same time. It is also relevant that whilst close to the boundary, the conservatory wall closest to the boundary is only around 200mm higher than the wall above which the roof slopes away from the boundary. The end of the roof is also hipped which will further reduce the impact on the outlook from number 2.

1. The conservatory will be to the south east of the neighbouring property and as such the impact on light will be restricted to the first part of the day rather than blocking out light for the afternoon and early evening, which is often the period in which residents wish to enjoy their

private garden space and which would not be significantly affected by the proposal, given the height and position of the existing boundary fence.

1. The existing boundary fence/hedge will screen the impact of the conservatory from the longer public view from Jurby Road such that the proposed conservatory will have as little impact as do the existing two alongside numbers 3 and 4.

1. On balance, whilst the proposed conservatory roof and the top of the gable wall would be visible from the rear patio doors of number 2 and from the upper floor windows, it is considered that there would not be an adverse impact on the outlook or light available to number 2 such as to warrant refusal of the application and the proposal is considered to accord with the requirements of General Policy 2. The gable facing the boundary fence should be built in a light coloured brick to minimise any loss of light, a sample of which must be approved by the Planning Authority prior to the commencement of any works.

Party Status

1. The local authority, Ramsey Town Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

1. The owners of number 2, Reayrt ny Sleityn are immediately alongside and as such should be afforded party status.

1. 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: 30.09.2011

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 permission relates to the erection of a conservatory as shown in drawings PTA-44-01 received on 1st August, 2011 and PTA-44-02A, PTA- 44-03A and PTA-44-4 all received on 31st August, 2011. For clarification the proposed conservatory may be built no closer to the boundary with number 2 than 300mm.

C 3.

The gable of the conservatory which will face the boundary with number 2 must be finished in a light coloured brick in order to minimise the loss of light to number 2. A sample of the brick to be used must be approved by the Planning Authority prior to the commencement of any building works on site.

C 4.

There must be no discharge of surface water to the main foul sewer.

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

Decision Made : Permitted Date : 3/10/14

Signed : Michael Gallagher Director of Planning and Building Control

OR

Signed Jannifer Chance Development Control Manager