Officer Report

Application No.: 16/01158/B Applicant: Mr Robert Collister Proposal: Two storey extension to dwelling to provide garage and additional living space. Site Address: 55 Auldyn Walk Ramsey Isle Of Man IM8 2TN Case Officer : Mr Chris Balmer Photo Taken: 19.10.2016 Site Visit: 19.10.2016 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The application site is the curtilage of 55 Auldyn Walk, Ramsey which is a semi-detached, two storey property situated to the eastern side of Auldyn Walk and west of Gardeners Lane. The property is a recently constructed property which forms part of the Auldyn Walk estate. The application site adjoins 53 Auldyn Walk.

- 2.0 THE PROPOSAL

2.0 The application seeks approval for a two storey side extension to dwelling. The proposal would have a width of 3.5 metres, a depth of 8.2 metres and a ridge height of 7.7 metres. The proposal includes a 0.45m setback form the front elevation of the main dwellinghouse which results in the ridge height of the extension being 0.3 metres lower than the main roof ridge. - 3.0 PLANNING HISTORY

3.1 There are no previous planning applications which are considered to be specifically material in the assessment of the current application. - 4.0 DEVELOPMENT PLAN POLICIES

4.1 The application site is within an area zoned as "Proposed Residential/Industrial" identified on the Ramsey Local Plan Order 1998. The site is not within a Conservation Area. Given the nature of the application it is appropriate to consider General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (20th June 2007).

4.2 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:

• 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 them;
• 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.

- 5.0 CONSULTATIONS

5.1 Highways Division make the following comments (received on 14.03.2016): "The proposal is to extend a dwelling and provide a garage and additional living space. The extension is located at the side of the dwelling partially on the existing driveway. The driveway will be reduced to approximately 5.7m, less than the 6m required in front of a garage; the garage is to have a sectional style door that will reduce the space required to open the doors therefore the reduced parking space is acceptable.

The proposed garage is of adequate size to accommodate a car. Highway Services does not oppose this application." 5.2 Ramsey Commissioners do not oppose (28.10.2016). 6.0 ASSESSMENT 6.1 The main issues to consider in the assessment of the application are the potential impacts upon the character and appearance of the street scene, the potential impacts upon the neighbouring properties and whether adequate off street parking provision would be provided.

6.2 With semi-detached properties an extension can sometimes result in the dwelling appearing as part of a terrace, in order to overcome this, extensions are generally stepped back and stepped down so that it appears subordinate. Initially the proposal did not have this setback which raised concern. Accordingly following discussions with the applicant the setback was included, which lowered the roof ridge in turn resulting in a more subordinate extension, more appropriate with the street scene and the individual property. The initial proposal also included the re-position of the artificial chimney stack. Again this raised concern. Accordingly, the stack will remain as existing. Overall, it is considered that the extension would not adversely affect the character and appearance of the street scene.

6.4 In terms of the potential impacts upon neighbouring amenities (loss of light, overbearing impact upon outlook and/or overlooking) the two storey side extension would run parallel with a parcel of undeveloped land to the north, which has planning approval for a pub and pub car park. It is not considered the works would not adversely affect the potential pub or any neighbouring properties in the area. - 6.5 The proposed extension would include a garage at ground floor level and would retain the existing driveway fronting the garage. Accordingly, the proposal would retain two off road parking spaces within the site. Highway Services do not object. Accordingly, it is considered the application from this respect is acceptable.

- 7.0 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 2016 and is recommended for approval.

- 8.0 PARTY STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• (d) The Highways Services of the Department of Infrastructure; and
• (e) The local authority in whose district the land the subject of the application is situated.

With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.

Recommendation Recommended Decision: Permitted Date of Recommendation: 10.11.2016 Conditions and Notes for Approval: 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The garage hereby approved shall at all times be made available for the parking of private motor vehicles(s) and shall be retained available for such use. Reason: To provide adequate off-street parking.
• C 3. The garage shall be fitted with a sectional door that does not project beyond the face of the garage during operation.

Reason: to ensure that 2 parking spaces are provided in accordance with the strategic plan in the interests of highway safety.

This approval relates to drawings reference numbers 10, 02 REV A and 100 REV A received on 10th October 2016 and 4th November 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: 14.11.2016 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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