Planning Officer Report

Planning Officer Report And Recommendations {{table:21365}}

Officer's Report

The Application Site

1. The application site comprises the residential curtilage of a detached bungalow located within Thornhill Close in Ramsey.

The Proposal

1. The proposal comprises the erection of an extension to replace conservatory on the front elevation of the dwelling. The proposed development replaces a hipped roof extension with a flat roof extension. Planning approval is sought retrospectively as the work has already been done.

Planning History

1. The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application:

1. Planning application 00/01652/B sought planning approval for the erection of a conservatory on the front elevation. This previous planning application was approved on the 23rd January 2001.

Planning Policy

1. In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Ramsey Local Plan Order 1998. There are no policies with Planning Circular 2/99, the written statement that accompanies the local plan, considered specifically material to the assessment of this current planning application.

1. In terms of strategic plan policy, 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:

• (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."

1. 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

1. There have been no comments received in relation to this application.

ASSESSMENT

1. As stated earlier in this report the planning application has been submitted retrospectively as the works have already been undertaken. As established by case law, the fact that planning approval is sought retrospectively should neither advantage nor disadvantage consideration of a planning application.

1. The development proposed by the planning application is a relatively modest change in appearance that does not unduly affect the overall character and appearance of the dwelling. It could even be reasonably said that change from hipped roof to flat roof is more in keeping with the character of the dwelling. Overall, it is concluded that as the proposal does not unduly harm public amenity, private amenity, highway safety or any other obvious material planning consideration it satisfactorily accords with the provisions of General Policy 2 of the Isle of Man Strategic Plan 2007.

RECOMMENDATION

1. It is recommended that the planning application be approved.

PARTY STATUS

1. The Local Authority is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 21.08.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 location plan, site plan, window details and photographs date stamped the 11th July 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: 22/8/12

Determining officer (delete as appropriate)

Signed: _________________________ Anthony Holmes Senior Planning Officer

Signed: _________________________ Michael Gallagher Director of Planning and Building Control

Signed: _________________________ Jennifer Chance Development Control Manager