DEC Officer Report

Application No.: 19/00942/B Applicant: Mrs Joan Palmer Proposal: Alterations and erection of side extension Site Address: 60 Ormly Road Ramsey Isle Of Man IM8 3LJ Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 04.11.2019 _________________________________________________________________

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.

Plans/Drawings/Information;

This approval relates to drawing numbers SM19/497/1 and SM19/497/2 both date stamped and received 23/08/2019. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of 60 Ormly Road, Ramsey, a single storey detached dwelling sited on the corner of a small cul-de-sac just off the main Ormly estate road. The surrounding area characterises as a 1970's housing estate made up of detached bungalows similar in style to the application property with front and rear gardens with flat roofed garages attached.

1.2 The existing dwelling has two attached single garages on the side gable elevation, facing over the existing driveway and out on to the small cul-de-sac road.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the alterations and conversion of the single garage nearest the house into additional living accommodation. The alteration includes the replacement of the garage door with a window and the installation of a new flat roof. At the rear the a patio door is to be installed.

3.0 PLANNING HISTORY - 3.1 The site has not been the subject of applications considered to be of material relevance to the assessment of the current proposal.

4.0 PLANNING POLICY - 4.1 The application site is within an area recognised as being within predominantly residential use under the Ramsey Local Plan. The site is not within a Conservation Area. In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant to the assessment of this current planning application: - 4.2 General Policy 2 states (in part):

"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;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways."

5.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only. - 5.1 Ramsey Commissioners - no comments received as of 04/11/2019. - 5.2 DOI Highways Division - do not oppose (26/09/2019)

6.0 ASSESSMENT - 6.1 The key issues to consider in the assessment of this planning application are firstly the potential impacts on highway safety; and secondary the potential impact upon the visual amenities of the street scene. - 6.2 The proposal will result in the loss of one single garage but two off road car parking spaces remain on the existing driveway and one space within the other remaining garage. The number of spaces is in excess of the two required in accordance with the standards set out in Appendix 7 of the Strategic Plan and should not result in any vehicles being displaced onto the highway and no new highway issues expected as a result of the development. The application is considered acceptable in this respect.

6.3 The proposed works would result in the replacing of a similar sized flat roof, albeit slightly taller than the existing flat roof and the replacement of the garage door with a new window matching the style of the existing windows throughout the house. Neither of these works would be particularly noticeable or prominent features within the streetscene and their development here will likely have little impact on the overall residential character and appearance of the estate. Accordingly the proposal is considered to be an acceptable form of development.

7.0 CONCLUSION 7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and as such the planning application is recommended for approval.

8.0 INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

• (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.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 04.11.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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