The application site is the residential curtilage of a detached single storey dwelling on Coronation Court, Ramsey. The property has floor space in its pitched concrete tiled roof. A garage is attached to the south-east facing side elevation and a conservatory attached to the rear elevation.
The property is finished in smooth render, painted white. The front elevation is set approximately 4 metres back from Coronation Court and faces similar detached dwellings in the cul-de-sac. The rear elevation faces the rear garden area, which is separated from Bowring Road by virtue of timber fencing 1.5 metres high. The rear garden is bordered by detached dwellings either side of the property, with a combination of timber fencing and hedging forming the boundaries.
The Proposal
The proposal comprises the following:
the erection of a single storey extension to rear elevation which will extend 1.7 metres from the existing rear elevation wall and be 3 metres high including a flat roof, and 6.5 metres wide;
erection of a porch to the front elevation will extend 1.2 metres outwards from the front elevation, and will be 1.8 wide with a height up to the existing eaves level with pitched roof gable end roof on top; and,
brick-up window on south-east facing side elevation.
The rear extension will include 3 top-hung, outward opening white UPVC casement windows and a doorway on its rear elevation. The walling will be rendered and painted to match existing.
The porch will be largely constructed from a white UPVC window frame on the front and north-west facing side elevation which will be supported by render finished brickwork.
Planning History
The application site and a neighbouring site have been the subject of a number of previous planning applications, two of which are considered specifically material to the assessment of this current planning application:
08/00439/B – Extension to rear elevation, 14 Bowring Road – Refused at Appeal. This proposed a much taller extension which was considered to have an adverse impact on those in 3, Coronation Court.
03/00455/B – Erection of a conservatory to rear elevation, 2 Coronation Court – Approved.
Planning Policy
The application site falls within a parcel of land designated for Predominantly Residential use in the Ramsey Local Plan 1998. The accompanying Written Statement, Planning Circular 2/99, contains no planning policies that are considered specifically material to the assessment of this current planning application.
The Isle of Man Strategic Plan 2007 contains one policy that 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:
(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".
Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 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
The Highways Division recommends approval as the proposal has no adverse traffic management, parking or road safety implications.
Assessment
The proposed porch to the front elevation is considered to be of an appropriate scale and design that is sympathetic to the existing dwelling. The rear extension does not increase the proximity of the dwelling to the nearby main road, and such as, its height and siting will not increase the impact of the dwelling on the street-scene from the cul-de-sac at the front of the dwelling. Both the extension and porch will incorporating rendering to match the existing dwelling and therefore considered acceptable in design terms.
The blocking-up of the window on the side elevation is not considered to have a detrimental impact on the character of the property and is likely to improve the neighbouring dwelling's private amenity.
Overall, all proposals are considered to be modest in scale and designed appropriately to be sympathetic to the existing dwelling. Subsequently, the proposals will not adversely
impact on the dwelling's overall character, public amenity or neighbouring property's private amenity and therefore comply with the provisions of General Policy 2 of the Isle of Man Strategic Plan 2007.
Recommendation
It is recommended that the planning application be approved.
Party Status
It is considered that the following parties that made representations to the planning application should be afforded interested party status:
The local authority, Ramsey Town Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered “interested persons” and as such should be afforded party status.
It is considered that the following parties that made representations to the planning application should not be afforded interested party status:
The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 13.04.2012
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
: Notes attached to refusals
C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. This approval relates to the erection of an extension to rear elevation, erection of a porch to front elevation, and bricking-up of a window on side elevation, shown in drawing no. 11/0880/2 and the Site Plan, received on 8 March 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 12-4-12
Determining officer (delete as appropriate)
Signed : _________________________ Anthony Holmes Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : Samuel Sarah Corlett Senior Planning Officer
Signed : _________________________ Jennifer Chance Development Control Manager
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