Officer Report

Application No.: 17/00327/B Applicant: Mrs Lesley Kewley Proposal: Installation of new upvc window in new opening to side elevation Site Address: Pier House Stanley Mount East Ramsey Isle Of Man IM8 1NP Case Officer : Mr Edmond Riley Site Visit: 20.04.2017 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is Pier House, Stanley Mount East, Ramsey. It is a detached dwelling, which is single storey on its Stanley Mount East side. The site forms part of the built frontage of the east side of the highway and is surrounded by dwellings on either side and across to the road to the west. To the east, the site faces towards the sea and beach, from where views of the rear of the dwelling and its associated conservatories and multi-level decking areas are readily available. - 1.2 Although Pier House does sit between two dwellings, the boundary treatment is very robust in the form of fencing, trees and other elements of built environment such as sheds and garages. The nearest dwelling to the location of the proposed works, 'East Cliff', is situated some 40m from the common boundary between the properties.

2.0 THE PROPOSAL - 2.1 Full planning approval is sought for the installation of a new window to the side (southfacing) elevation of the dwelling, which the agent confirms would serve a dining room window. There are already two windows in this side elevation on the uppermost floor, and the new window would be at the same height as the existing two windows and would replicate exactly the size of the larger of the two. It would be a top-opening casement unit, uPVC-framed, measuring 1.2m in width and 0.8m, in height.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of a number of applications for the erection of extensions (including conservatories) over a period of a number of years, which has related to the need to modify the dwelling for a wheelchair user and also to enable other family members of the applicants to live in the house. None of these is considered specifically material to the assessment of this application, however.

4.0 PLANNING POLICY - 4.1 The site is within an area zoned as 'predominantly residential' by Ramsey Local Plan 1998. In view of this and the nature and scale of the proposal, it is considered that General Policy 2 of the Isle of Man Strategic Plan is the most relevant to assess the proposal against.

5.0 REPRESENTATIONS - 5.1 Highway Services of the Department of Infrastructure offered no objection to the proposal on 27.04.2017, while Ramsey Town Commissioners similarly offered no objection in comments received 28.04.2017.

6.0 ASSESSMENT - 6.1 The window proposed would provide a welcome element of interest to an area of the side elevation that current lacks a little differentiation - albeit without in any way appearing inappropriate at present. That the new window would replicate an existing unit is further welcomed. - 6.2 It is also noted that robust vegetation running along the south boundary prevents any overlooking between the application dwelling and that to the south, which in any case is a sufficient distance away such as to conclude that there would be no effect on neighbouring living conditions arising from the proposed window's installation.

7.0 RECOMMENDATION - 7.1 The application is considered to comply with the relevant policies of the Development Plan and is recommended for approval accordingly.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:

• o The applicant, or if there is one, the applicant's agent;
• o 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;
• o Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material;
• o Highway Services of the Department of Infrastructure, and
• o The local authority in whose district the land the subject of the application is situated.

Recommendation Recommended Decision: Permitted Date of Recommendation: 18.05.2017 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.

The development hereby approved relates to the Location Plan, to the elevation and photograph sheets, and also to the brochure extract, all date-stamped as having been received 22nd March 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.

Decision Made : Permitted Date: 19.05.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.