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19/00437/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00437/B Applicant : Mr Jack Iddon Proposal : Removal of rooflights and extension of dormer on north-west elevation of property with windows from bedrooms at first floor level. Site Address : 33 Fairway Drive Ramsey Isle Of Man IM8 2BD
Principal Planner: Mr Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 03.06.2019 __
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 the submitted documents and drawings reference numbers SM19/483/1 all received on 10th April 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 33 Fairway Drive, Ramsey a single storey detached dwelling of a 1970's appearance located on the western side of Fairway Drive estate.
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2.0 THE PROPOSAL 2.1 The planning application seeks approval for the removal of rooflights and extension of dormer on north-west elevation of property with windows from bedrooms at first floor level.
2.2 The works include the removal of an existing rear flat roofed dormer and replaced with a larger rear dormer flat roofed in styled.
3.0 PLANNING HISTORY 3.1 The application site has not been the subject of any previous planning applications.
4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site is within an area recognised as predominantly residential use under the Ramsey Local Plan Order 1998. Map No. 1 (North). 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 relevant to the assessment of this current planning application:
4.3 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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; (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; (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (e) does not affect adversely public views of the sea; (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; (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; (j) can be provided with all necessary services; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and (n) is designed having due regard to best practice in reducing energy consumption."
4.4 RESIDENTIAL DESIGN GUIDE - DEFA approved in March 2019
5.0 REPRESENTATIONS 5.1 Ramsey Commissioners do not oppose (received on 22.05.2019).
5.2 Highway Services comment that there are no highway implications (received 01.05.2019).
6.0 ASSESSMENT 6.1 The key issues to considerer in the assessment of this planning application are firstly the potential impacts upon the visual amenities of the street scene and secondary the potential impact upon neighbouring residents.
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POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE 6.2 The proposed dormer extension to the rear elevation in terms of its proportion, form, scale and design are in keeping with the property and being located to the rear elevation would not be especially apparent public views.
6.3 The proposed flat roofed dormers generally are not features which the Department prefers to see. However, in this case the estate with this house sites has a vast array of different size of flat roofed dormers and the age of the property is generally regarded as being suitable for this style of dormer, as commented by the recently approved Residential Design Guide. In this case the dormer is of a size/scale in relation to the roof plane, which sits as a subordinate feature and would not result in dominating feature to the individual report and the street scene.
6.4 Accordingly, the overall works are considered to be acceptable forms of development in this respect and comply with GP2.
POTENTIAL IMPACT UPON NEIGHBOURING RESIDENTS 6.5 The properties most likely affected would be Nrs 31 & 35 to the north and south of the site, namely through potential overlooking by the new rear dormer windows within the western elevation. The dormer windows (4 in total) would serve two bedrooms and two en-suite shower rooms. However, given the windows do not serve primary living accommodation (i.e. living room/dining kitchen); they would not have direct views into Nrs 31 & 35 windows and rear gardens; existing mature boundary vegetation and any views would be angled views; it is considered the proposal would have no significant adverse impacts upon the neighbouring amenities and therefore appropriate in this respect.
7.0 RECOMMENDATION 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 05.06.2019
Determining officer
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19/00437/B Page 4 of 4
Signed : S BUTLER
Stephen Butler
Head of Development Management
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