DEC Officer Report

Application No.: 19/00039/B Applicant: William Millsopp Proposal: Replacement of existing rear extension with new single storey extension Site Address: Cedar Bank Windsor Mount Ramsey Isle Of Man IM8 3EA Principal Planner: Mr Chris Balmer Photo Taken: 06.02.2019 Site Visit: 06.02.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.02.2019 _________________________________________________________________

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.

N 1. It should be noted that the annotation on the elevations wrongly describes the rear elevation as the front.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawings reference numbers 2018-091 and 2018-092 P all received on 15th January 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 Cedar Bank (Nr 20), Windsor Mount, a three storey terraced dwelling sited on the south western side of Windsor Mount in Ramsey. Windsor Mount is located west of Mooragh Park and sited significantly higher. - 1.2 The application site building forms part of a terrace that is characterised by properties of a similar traditional design and appearance.

2.0 THE PROPOSAL - 2.1 The application seeks approval for replacement of existing rear extension with new single storey extension. - 2.2 The works involve the demolition of part of the existing rear single storey outrigger and replaced with an extension with a similar footprint, albeit taller in height. - 2.3 It should be noted that the elevations are wrongly annotated as "front elevation" when they show the rear.

3.0 PLANNING HISTORY - 3.1 The previous application is considered relevant in the determination of this application: - 3.2 Replacement of existing roof light with a dormer window to front elevation 18/00649/B - APPROVED

4.0 PLANNING POLICY - 4.1 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: "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."

5.0 REPRESENTATIONS - 5.1 Ramsey Town Commissioners have no objection (25.02.19).

6.0 ASSESSMENT - 6.1 Given the nature of the planning application and development proposed, the main issue is the potential visual impact upon the property and remaining terrace by the proposal ad impact upon neighbouring amenities. - 6.2 In terms of the visual impact of the works, the impact would be slight being located to the rear of the property. Limited views would be achieved from Windsor Road, although only the upper section of the new extension would be noticeable. Further, the form, proportion and size of the extension would be in keeping with the existing traditional property. - 6.3 The neighbouring property most likely to be affected would be Windsor House to the north of the site. However, given the most increase in height of the new extension, and given the extension would adjoin the neighbouring existing rear outrigger, it is not considered there would be any significant impacts to warrant a refusal.

7.0 CONCLUSION - 7.1 Given the above, it is recommended that the application be approved.

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: 04.03.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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