174403

==== PAGE 1 ====

                                      18/00996/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 18/00996/B Applicant : Miss Jackie Fergusson Proposal : Alterations and erection of front and rear elevations Site Address : 1 Premier Road Ramsey Isle Of Man IM8 3AS

Planning Officer: Mr Owen Gore Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 16.01.2019 __

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.

C 2. Where shown on the approved drawing No.18 1271/2 - 'Proposal Drawing', all external facing materials and roofing materials to be used in the development, hereby approved, shall match those of the existing building where appropriate, in respect of their type, colour and finish.

Reason: In the interests of the character and appearance of the site and surrounding area in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This planning permission relates to the following plans and documents: -

Drawing No.18 1271/1 - Survey Drawing Drawing No.18 1271/2 - Proposal Drawing Drawing No.18 1271/3 - Site and Location Plan Drawing No.18 1271/4 - Site Photographs and Examples Date-stamped as having been received 20 September 2018

Floor Risk Assessment Date-stamped as having been received 10 October 2018

==== PAGE 2 ====

                                      18/00996/B                                     Page  2  of  4

Additional Photograph Date-stamped as having been received 15 October 2018 __

Interested Person Status - Additional Persons

None __

Officer’s Report

THE SITE 1.1 The application site is located to the east of Mooragh Lake on Premier Road, which links Park Road to Mooragh Promenade. The application property is a two storey dwelling with a front facing gable and a single storey side extension that justs out perpendicular to the roof of the main property.

1.2 The properties to the west that face onto Park Road appear to be of a similar age to the application property. To the east is three terrace properties that appears to have been an infill.

THE PROPOSAL 2.1 The proposal is to erect front and rear extensions to the ground floor of the property. The front extensions will be a mix of traditional pitched roof design with render finish and modern flat-roofed design with timber cladding finish and dark grey fascia and soffit. The rear extension continues the flat-roofed design but with a mix of timber cladding and render.

PLANNING POLICY 3.1 The site is shown on the Ramsey Local Plan 1998 Map 1 (north) as being within the area highlighted as Mooragh Promenade and having a specific area policy in the Ramsey Local Plan 1998 Written Statement. The property is designated within an Area of Residential/Office Use. General Policy 2 applies to proposals that are in accordance with the land-use zoning and states that development will normally be permitted where it: -

(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;

3.2 Within chapter 8 of the Strategic Plan, paragraph 8.12.1, in relation to extensions to Dwellings in built up areas or sites designated for residential use, it 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'.

3.3 As stated above, the site is within the area highlighted as Mooragh Promenade and having a specific area policy in the Ramsey Local Plan 1998 Written Statement. Policy R/R/P2: Specific Area Development Briefs is applicable to this property; in this policy it states: -

'Dwellings should be of a high standard, and should be designed to acknowledge the architectural style, scale, and massing of adjacent Victorian buildings, particularly on sites which face the Promenade and the harbourside. Heights of dwellings should be stepped down from the Promenade and the harbourside and Old River Road, and design and scale should be appropriate to a harbourside location...'

PLANNING HISTORY

==== PAGE 3 ====

                                      18/00996/B                                     Page  3  of  4

4.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest in the letter dated 19 October 2018.

5.2 Ramsey Town Commissioners have commented on this application and stated that they do not object in the letter dated 23 October 2018.

5.3 Manx Utilities looked at the proposal and recommended that a Flood Risk Assessment (FRA) be submitted to confirm the finished floor levels and that floor resilience measures be included into the design; this was requested in the email dated 08 October 2018. A FRA was submitted by the applicant's agent on the 10 October 2018 and a follow up email from Manx Utilities dated 12 October 2018 confirmed that the FRA was sufficient and that they had no objections to the proposal.

ASSESSMENT Character and Appearance 6.1 The proposal is to extend the property with a mix of 'traditional' design, which is generally in keeping with the existing property and a more modern approach. The extent of the modern design that will readily be seen from the public highway is modest and will be partially blocked by the proposed single storey extension with the front facing gable, when travelling east on Premier Road. The extension to the rear is unlikely to be seen from any public vantage points.

6.2 The application property is generally of little architectural merit, particularly considering the infill property that is located to the east of the site; this property sits awkwardly next to the application property, sited too close to it and further forward in terms of the building line and being much taller and bulkier with an unsympathetic mansard roof, mews style design and balconies. This property detracts generally from what traditional charm the application property has and being sited further forward than the application property, will block some views of the new extension when travelling west on Premier Road.

Impact to Neighbours 6.3 The closest properties to the application site are 'Cartref' at No.2 Premier Road and No.12 Park Road. 'Cartref' is unlikely to be impacted as the nearest point of this property to the proposed front extension is the side gable and the proposed rear extension is on the opposite site to this property.

6.4 No.12 Park Road is approx. 14m away from the existing side elevation of the application property; the proposed rear extension includes a partial ground floor extension to this side (west) elevation and includes a new window, a door and a set of patio doors. The proposed window and door serve a utility room (a non-habitable room) and the patio door serves the kitchen/breakfast area (habitable room). As the proposed extension and windows are located at ground floor level, with a boundary between the two properties, the impact in terms overlooking is likely to be worse for the applicant rather than the neighbouring property.

CONCLUSION 7.1 The proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings and would not result in a significant adverse impact upon the living conditions of neighbouring residents. In this respect, the proposal complies with General Policy 2.

==== PAGE 4 ====

                                      18/00996/B                                     Page  4  of  4

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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 18.01.2019

Determining officer

Signed : S BUTLER

Stephen Butler

Head of Development Management

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.