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                                                 17/00343/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 17/00343/B Applicant : Mr Dean & Mrs Heidi Morris Proposal : Extension of existing property at ground and first floor level including extension of existing dormers Site Address : 48 Claughbane Drive Ramsey Isle of Man IM8 2BJ

Case Officer : Mr Jason Singleton Photo Taken :

Site Visit : 24.05.2017 Expected Decision Level : Officer Delegation

Officer’s Report

APPLICATION SITE 1.1 The application site is the residential curtilage of 48 Claughbane Drive, Ramsey, a bungalow with an attached garage situated on the northern side of the road. The property sits within a cul- de-sac of 10 properties numbered in evens 44-62.

1.2 To the rear of the site are those properties No's 38 & 40 Claughbane Drive, a distance of approx. 33m away with fencing and planting on their boundaries.

1.3 The property is set back from the edge of the highway and has been converted at some point to include a flat roof dormer extension that sits subservient to the roof scape above the main aspect of the house featuring three sets of windows. The same dormer extension is echoed on the rear elevation.

THE PROPOSAL 2.1 The application proposes a series of alterations to the front (south) and rear (north) elevations. To the front would see a horizontal extension of the dormer windows following the same depth and height to extend above the garage. This would see the addition of another bedroom.

2.2 To the rear elevation would see the rear dormer being extended in a similar fashion to the front above the garage. Also proposed to the ground floor is a single storey extension to the rear of the garage projecting past the rear building line into the garden by 2.2m with a lantern roof light.

PLANNING HISTORY 3.1 The application site has not been the subject of any previous planning application that is considered specifically material to the assessment of this current planning application.

DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site is within an area zoned as "Predominantly Residential" identified on the Ramsey Local Plan 1998.

4.2 The Isle of Man Strategic Plan 2016 contains one policy which is considered specifically material to the assessment of this current planning application - 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:

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                                                 17/00343/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 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 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 Commissioners and Highways Services do not object (28.04.17)

ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the visual impact of the proposed development on the character and appearance of the existing dwelling and street scene. (ii) the impact upon the amenities (overlooking, loss of light and over bearing impact) of the neighbouring properties.

(i) the visual impact of the development on the character and appearance of the existing dwelling and streetscene.

6.2 When viewing the front of the property the proposed flat roofer dormer extension would be of the same size, scale and finish, once built it would be read as one continuous extension as witnessed in other parts of the estate. The original dormer sits lower than the ridgeline and sits proportionally within the roofscape which remains subservient. The installation of an additional window would be of the same white Upvc to match the existing windows. This aspect of the proposal would be deemed acceptable as it is not considered to be detrimental to character or appearance of the property.

6.3 The proposed extension to the rear would see the existing dormer being extended in the same fashion as the front. The single storey extension to the rear of the garage would be a modest addition to the property that would only project out into the garden by approx. 2.2m. The width would be no wider than the edge of the garage and would sit comfortably within the rear elevation. As the rear of the buildings are back to back with those of 38 & 40, there are no public views of the proposal, in any case any views from the neighbouring properties or vantage points from the highways in-between the buildings, it would only the dormer extension that would be visible and would be seen as in keeping with the remainder of the property.

(ii) the impact upon the amenities (overlooking, loss of light and over bearing impact) of the neighbouring properties.

6.4 The addition of the dormers within the roof scape would not contribute to any additional overlooking or overbearing impact as there are existing windows facing out towards the front and to the rear which serve either bedrooms or bathrooms. The properties to the rear are approx.32m away. In this instance it is not considered there would be a detrimental impact on the neighbouring properties.

6.5 The boundary treatment to the north is a fence approximately 1.8m high with mature planting on all three sides. The proposed extension would not be as so close where it could be considered to be overbearing and as it is single storey, there would be no overlooking or by virtue of the space between the buildings and planting on the boundary no loss of light is considered.

RECOMMENDATION

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                                                 17/00343/B
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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: (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.

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 31.05.2017

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.

This approval relates to drawings referenced 01, 02 and 03A, date stamped 27th 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: 02.06.2017

Determining officer

Signed : S CORLETT Sarah Corlett

Senior Planning Officer

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