Alterations and erection of an extension to dwelling
Site Address:
7 Taubman Street Ramsey Isle Of Man IM8 1DH
Case Officer:
Miss Laura Davy
Photo Taken:
Site Visit:
Expected Decision Level:
Officer Delegation
Introduction
This application seeks permission for alterations and erection of an extension to a mid terrace property in a residential area. The proposal is considered to be acceptable and is in accordance with the relevant policies of the Isle of Man Strategic Plan.
The Site
The application site is the curtilage of 7 Taubman Street, Ramsey which is a two storey mid terrace property situated to the northern side of Taubman Street.
To the rear of the application site is a lane which serves the rear of the properties off Taubman Street and Parliament Street. Many of the properties on Taubman Street have outriggers.
The application site has an outrigger which extends from the rear elevation by approximately 2.5m x approximately 5m. There is approximately 2.5m between the side elevation of the outrigger to the side boundary of 9 Taubman Street. There is approximately 2.2m between the side boundary and the side elevation of no. 9's outrigger. There is a window in the side elevation of the outrigger of 9 Taubman Street.
The ridge height of 7 Taubman Street is approximately 0.5m lower than the adjoining property 9 Taubman Street.
The Proposal
The application seeks approval for alterations and the erection of an extension to the rear elevation to provide additional living accommodation. The extension would infill between the existing kitchen and side boundary. There would be windows in the ground floor and first floor rear elevations but none in the side elevation. The extension would be finished to match the existing dwelling.
Planning History
There are no recent previous planning applications for this site.
Development Plan Policies
The application site is in an area zoned as "Mixed Use Town Centre" identified on the Ramsey Local Plan 1998. It is appropriate to consider General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (20th June 2007).
General Policy 2
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;
(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.
Paragraph 8.12.1
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.
Consultations
Highways Division do not oppose as it has no traffic management, parking or road safety implications.
Ramsey Commissioners has not commented
Assessment
The key issues to consider in the assessment of the application are 1) Impacts to the amenities of local residents 2) Impacts to the character and appearance of the locality.
The proposed development would infill between the existing outrigger and the side boundary which is shared with the neighbouring property 9 Taubman Street. The proposed extension is considered to be a modest addition to the existing property to provide additional living accommodation.
There is a window in the side elevation of the outrigger of no. 9 which looks towards the application site. The extension would bring a solid plain wall approximately 2.3m closer to this neighbouring window.
As mentioned above, the ridge height of the roof is approximately lower than the neighbouring property and the proposed extension would be at a distance of approximately from the neighbouring property's window. The extension would project approximately from the rear elevation of the existing dwelling.
Given the difference in ridge height between no.9 Taubman Street and the application site, the distance from the window, and the projection of the proposed extension, it is considered that the proposal would not result in the undue loss of light to the window in the side elevation.
There would be no windows in the side elevation of the proposed extension. Therefore the proposal would not result in an increase of overlooking or loss of privacy to no. 9 Taubman Street.
As mentioned earlier, many of the properties along Taubman Street have outriggers at the rear. It is considered that the proposed extension would be in keeping with the street scene and would have a neutral impact on the character and appearance of the area.
For the above reasons the application is considered to be acceptable and is recommended for approval.
Party Status
The local authority, Ramsey Commissioners is, 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.
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: 14.10.2011
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 alterations and erection of an extension as shown in drawings SM11/256/3 and SM11/256 received 15th September 2011.
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: 20/10/11
Signed: Michael Gallagher Director of Planning and Building Control
OR Signed: Jennifer Chance Development Control Manager
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