147872

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                                                 17/00075/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/00075/B Applicant : John Christopher Johns Proposal : Construction of double garage Site Address : Rudder House Westbourne Close Ramsey Isle Of Man IM8 2ES

Case Officer : Miss Abigail Morgan Photo Taken : 28.03.2017 Site Visit : 28.03.2017 Expected Decision Level : Officer Delegation

Officer’s Report

1.0 THE SITE 1.1 The site is the curtilage of a detached dwelling, Rudder House which is located at the end of Westbourne Close, Ramsey. Westbourne Close is a cul-de-sac development.

1.2 The property currently has a driveway with turning area and an attached single vehicle garage. The front garden is heavily landscaped and slopes up towards the rear boundary, which is significantly higher (apx 2.5-3m) than the driveway. The front door of the property is at the higher level which is accessed by steps and a landing area. These are to remain.

1.3 The proposal will require the removal of a number shrubs and there are some trees to the rear.

2.0 THE PROPOSAL 2.1 The application is for the erection of a double garage, 8.15m x 8m (at its widest), reduced to 5.8m where the garage door is, to an overall height of 3m. The garage is to be cut into the existing slope leaving a gap of apx 2.5-3m to the rear boundary and 1m to the side. Materials are to be concrete panels with grp flat roof, white upvc door and roller shutter door.

2.2 There is no change to the existing access arrangements.

2.3 The applicant clarified that it was not intended to be used as a roof terrace and the plans show a fence between the house and the garage to prevent this.

2.4 Prior the submission of the application the applicant contact Forestry and were advised the proposed works didn't pose any threat to the nearest tree.

3.0 PLANNING POLICY 3.1 The application site is within an area of predominantly residential use under Ramsey Local Plan (No. 2) Order 1998. The site is not within a Conservation Area.

3.2 Strategic Plan (2016) General Policy 2 requires that proposed developments do not adversely affect the character of the surrounding landscape or townscape. It also requires that development does not adversely affect the amenity of local residents or the character of the locality.

"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:

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                                                 17/00075/B
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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; 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;

3.3 Paragraph 8.12.1 advises that there will be a general presumption in favour of extensions to residential properties where this would not have an adverse impact on either adjacent property or the surrounding area in general.

4.0 PLANNING HISTORY 4.1 The site has been the subject of a number of previous applications, none similar to the proposed. Of relevance is the following;

04/00355/B - Creation of a self contained apartment within lower ground floor including installation of an additional window. APPROVED. From the site visit it appears to have been implemented.

5.0 REPRESENTATIONS 5.1 Ramsey Commissioners initially requested clarification over the use of the flat roof as a terrace (20.02.16). This was clarified by the applicant that it was not intended to be used as such and the plans show a fence between the house and the garage to prevent this. After receipt the Commissioners do not object subject to it not being used as a terrace. 29.03.17.

5.2 DOI Highway Services do not oppose as the garage meets current standards and the existing access arrangements will not be altered. 24/02/17.

5.3 Due to the presence of nearby trees a member of Forestry visited the site, prior to the submission of the application and confirmed to the applicant that the proposal did not pose any threat to the nearby trees. This was verified with the Forester who verbally confirmed that they raise no objection to the proposal and did not require any further information. 25.04.17.

6.0 ASSESSMENT 6.1 The main issues are the effect of the proposal on the character and appearance of Rudder House and the surrounding area and on the living conditions of the occupiers of the neighbouring property, with particular regard to loss of privacy.

6.2 The area where the garage is to be constructed is of limited visual benefit to the street scene as it is set up in the corner at the end of a cul-de-sac. The removal of the vegetation and its replacement with a flat roofed garage while a change is not considered to adversely affect the character and appearance of Rudder House or the surrounding area.

6.3 In terms of impact on the living conditions of neighbours the proposal has the potential to impact on their privacy, as it would be level with their main living accommodation. The applicant has confirmed it is not their intention to use it as a terrace and the plans show a fence along the roof of the garage nearest to the house. The roof of the proposed garage is also apx 900mm higher than the landing area around Rudder House. However for clarity a condition is proposed to prevent this from occurring.

6.4 Based on the information provided it is considered that the proposals complies with parts (b), (c), (g) and (h) of General Policy 2.

7.0 RECOMMENDATION

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7.1 It is recommended that the application be approved, subject to a condition setting that roof area of the garage hereby permitted shall not be used as a balcony, roof garden or similar amenity area.

8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, 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) Highway Services Division of 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: 26.04.2017

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 roof area of the garage hereby permitted shall not be used as a balcony, roof garden or similar amenity area without the grant of further specific permission from the Department.

Reason: To safeguard the residential amenity of nearby occupiers.

This approval relates to Location Plan, Site Plan, Elevations (01), Plans and Sections (02) and Details (03) all date stamped received 24 January 2017.

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.

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Decision Made : Permitted

Date: 27.04.2017

Determining officer

Signed : C BALMER

Chris Balmer

Senior Planning Officer

Customer note

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