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16/00428/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00428/B Applicant : Haven Homes Ltd Proposal : Replacement of rear kitchen window and door with large single opening, creation of gable windows and construction of walls between rear gardens Site Address : Plots 1 - 10 Housing Development On Former Gasworks Site North Shore Road Ramsey Isle of Man IM8 3DB
Case Officer : Mr Jason Singleton Photo Taken : 09.05.2016 Site Visit : 09.05.2016 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site forms the curtilage of plots 1-10 of the housing development on the former gas works site North Shore Road Ramsey. The property is a single block of 10 terraced dwellings located to the south east corner of the development site.
THE PROPOSAL 2.1 Proposed is the alteration of the ground floor rear elevation on plots 1-10 to replace the kitchen window and door with a large single opening bi fold door as seen on the first floor. Also proposed is the creation of two windows in either gable end of the block to plots 1 and 10. In between each plot it is proposed to construct painted blockwork walls 1.8m high between rear gardens which would usually be something which could be erected without planning approval under the terms of The Town and Country Planning (Permitted Development) Order 2012.
PLANNING HISTORY 3.1 The development was approved under 13/91461/B - Demolition of redundant gas works structures and erection of thirty dwellings with associated roads and parking and re-cladding of existing commercial building.
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy the land is designated for 'light industrial' use in the Ramsey Local Plan (No.2) Order 1998. The supportive paragraphs in the plan refer to the site but are no longer valid since the site gained approval for residential use.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contain one policy that is specifically material to the assessment of this current planning application:
4.1 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 spaces around them;
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16/00428/B
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(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;
REPRESENTATIONS 5.1 Ramsey Town Commissioners and Highways Services have no objection (23/05/16 & 06/05/16)
ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the dwelling, (ii) the impact of the proposal on the surrounding area and street scene.
6.2 The proposed change to the rear elevation would be partially screened from the east boundary wall of the site. It would only be the upper portions of the doors which would be visible when viewed from across the harbour of Old River Road. The proposed doors would replace a kitchen window and a set of patio doors, as such this element is not deemed to have any detrimental impact on the appearance of the dwellings.
6.3 Similarly, the impact of the construction of block work walls would be in keeping with the boundary wall to the east and would provide a robust definition between the properties and would be no higher than 1.8m.
6.4 The alterations to plots numbers 1 and 10 would see the addition of windows in the gable end elevations. These windows would serve the ground floor kitchen window with a new window of 1.2m x 1.2m and at first floor a new window to the living room/ stairwell measuring 1.8m wide x 1.5m high. Regarding both plots, it is not considered that there would be any aspect of overlooking into neighbouring properties or would be considered detrimental to their amenity. No.10 would look over the adjacent boat yard to the south and no.1 would look out across the open space to the north of the property.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2007 and is recommended for approval.
INTERESTED PERSON STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 01.06.2016
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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16/00428/B
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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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to drawings referenced 1275-000A, 1275-006, 1275-011C, 1275-011D, 1275- 012, 1275-012A, 1275-013, 1275-013A, 1275-014, 1275-014A, 1275-015 and 1275-015A date stamped 15th April 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 03.06.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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