Officer Report

Application No.: 17/00658/B Applicant: Mrs Lesley Kewley Proposal: Erection of a rear replacement conservatory Site Address: Pier House Stanley Mount East Ramsey Isle of Man IM8 1NP Case Officer : Mr Edmond Riley Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Pier House, Stanley Mount East, Ramsey. It is a detached dwelling, which is single storey on its Stanley Mount East side. The 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 (across two storeys) 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 a replacement conservatory at the uppermost floor: this, at present, has a very shallow mono-pitched roof angling up towards the dwelling, whereas that proposed has steeper pitched roof that has two half-hips that following the angle of the dwelling's gable eaves. The conservatory would be on the same 'platform', but would completely fill it whereas the existing is set in slightly and also back from the edge behind a narrow glazed balcony.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of a significant 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 current 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 parts (b), (c) and (g) of General Policy 2 of the Strategic Plan is the most relevant to assess the proposal against.

- 5.0 REPRESENTATIONS

5.1 Highway Services of the DoI stated the proposal had no highway implications on 19.07.2017, while Ramsey Town Commissioners offered no objection in comments received 21.07.2017.

6.0 ASSESSMENT - 6.1 The development will be strikingly visible from the beach, and also to some degree from the nearby pier, for which renovation work was recently approved. It will not be visible from the nearby highway, though. The existing conservatory is not particularly attractive and, along with the one on the storey below, they are dominating features of the rear of the dwelling. However, that under consideration now is not significantly different. While it does have a larger mass and this will increase the visual impact of the large elements of glazing at the dwelling's rear, it must be remembered that the purpose of the planning system is to manage change as best as possible. In this case, the new conservatory will contribute to the somewhat ad hoc evolution of the dwelling but not, in aesthetic terms, to a harmful degree relative to the key tests as set out in parts (b) and (c) of GP2. - 6.2 The additional glazing would be within the larger roof of the conservatory and therefore would face skywards. It would accordingly not result in any material change to the level of overlooking that can be achieved and, as such, would also meet the key tests of part (g) of GP2.

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, which in this case includes 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: 25.07.2017 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 Drawings 0118/PP/01, 0118/PP/02 and 0118/PP/03, all date-stamped as having been received 20th June 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: 27.07.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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