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16/01304/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/01304/B Applicant : Mr Richard Smith Proposal : Alterations, erection of rear extension and installation of dormer windows Site Address : 11 Park Road Ramsey Isle of Man IM8 3AR
Case Officer : Mr Jason Singleton Photo Taken : 13.12.2016 Site Visit : 13.12.2016 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site is the residential curtilage of 11, Park Road, Ramsey. A two storey, semi- detached dwellinghouse, finished in a painted render and has a pitched roof finished in concrete tiles. It is located to the eastern side of Park Road and opposite Mooragh Park.
1.2 The properties along Park Road create a diverse streetscene with dwelling houses ranging from two stories semi-detached and gable fronted bungalows to three storey town houses.
THE PROPOSAL 2.1 Proposed is the creation of a front and a rear dormer within the roof space to create a master bedroom and ensuite bathroom. Both dormers would each measure 4.3m wide within the roof space and would project out 2.0m from the roof below ridge height and set back 1.2m from the corresponding elevation of the building. The cheeks and face of the dormer would be finished in vertical hung slates to match the existing roof. The positioning of the dormer is positioned centrally within the roof space.
2.2 Both dormers would include glazing to the face elevation and would utilise a combination of two side hung opening windows with a fixed glazed panel in the centre. It is proposed the new windows to be double glazed, white Upvc framed units.
2.3 Also proposed is a single storey rear extension with a flat roof to create a snug and kitchen measuring 6.2m wide x 3.5m long and 3.0m high with patio doors leading out into the garden.
PLANNING HISTORY 3.1 91/01665/B - Provision of car parking area, front of 11 Park Road, Ramsey. Approved. 07/00860/B - Window and door alterations to side and rear elevations. Approved.
DEVELOPMENT PLAN POLICIES 4.1 The application site is within an area of 'residential use' under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998, hereafter referred to as the Ramsey Local Plan. The site is not within a Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states:
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"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; (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;
4.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan states:
'As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general.
REPRESENTATIONS 5.1 Ramsey Town Council has not commented at the time of writing. 5.2 Highways Services have no highway involvement (19/12/16)
ASSESMENT 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 existing dwelling, (ii) the impact of the proposal on the surrounding area and street scene.
Dormers 6.2 The design of the proposed dormers in this application are centrally located within the roof space and of a scale that the dormer would be subordinate to the roof and proportionally sit comfortably within the roof scape. As they are finished to match the existing roof and one dormer being at the rear of the building, twinned with the positioning of the property in relation to the road, the rear would be in a position where it would not be clearly visible from the public highway. The front dormer would be apparent when looking along the street scene but in this context, the neighbouring property to the north features a pair of rooflights indicating the use of the roof space. In this case it is considered the proposal would have a neutral effect on the streetscene.
6.3 With regard to overlooking from either of the dormers, to the front is the main road and beyond Mooragh Park, and to the rear their outlook would be out over the rear garden of the dwellinghouse and views beyond the boundary would be of garages, car parking and the rear elevations of the apartments on Mooragh Promenade. In this case the proposal would not exacerbate the current situation with regard to overlooking towards the neighbours at the rear, because of the distance between the residential properties.
6.4 The dormer is considered to have a neutral effect in this instance on the neighbouring amenity and dormers already exist within the rear roof space of No's 2, 3 and 4 Premier Road. That said, it is considered that the proposed dormers would respect the main dwellinghouse in terms of the siting, layout and scale. The design and form of the dormers would be finished to match the existing dwelling in terms of appearance, character and the materials used would complement the dwelling house.
Rear Extension 6.5 Within the rear garden, the proposed extension would be proportionate and remain subservient to the main dwelling house. The semi pitched roof would be finished in grey slate to match the dwellinghouse. The extra 4m increase into the garden area would still leave a large proportion of the grassed area intact. The materials used would complement the house with a painted render finish to match the existing dwellinghouse.
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6.6 The level and scale of development proposed within this planning application are considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse or considered to harm the character and quality of the landscape and wider surrounding area. The proposed introduction of a rear extension and finished to match the main dwellinghouse is deemed to enhance the appearance of the dwelling.
Conclusion 6.6 Accordingly, it is considered the proposals would be an appropriate form of development within the street scene and to the individual 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 2016 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: 23.12.2016
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.
This approval relates to drawings referenced 16-1194/1, 16-1194/2 and 16-1194/3 as date stamped received on 21st 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: 30.12.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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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.
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