DEC Officer Report

Application No.: 24/00462/B Applicant: Mr & Mrs Chris & Zena Butler Proposal: Single storey rear extension Site Address: Kyalami Windsor Road Ramsey Isle Of Man IM8 3EG Planning Officer: Peiran Shen Photo Taken: 30.08.2024 Site Visit: 30.08.2024 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 01.10.2024 _________________________________________________________________

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. Prior to the removal of the existing fences on the northeast boundary, all windows on the northeast elevation, as shown on drawing no. 03P, as having been received on 24th September, shall be installed with obscure glazing (Grade 5) and retained as such thereafter. Reason: In the interests of neighbouring residential amenities.

This application has been recommended for approval for the following reason. The proposal is considered to have no adverse impact on the character of the house nor the area or neighbouring amenity.

Plans/Drawings/Information;

This approval relates to the documents and drawing no. 01P, 02P which has been received on 25th April 2024, and drawing no. 03P which has been received on 24th September 2024. _______________________________________________________________

Interested Person Status

None ___________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is Kyalami, Windsor Road, Ramsey, a two-storey-high detached house located on the north of Windsor Road. There is a decking with a staircase at the rear of the house.

2.0 THE PROPOSAL - 2.1 The proposed is the relocation of the existing decking and staircase and the erection of a single-storey hipped-roof rear extension. The extension is going to have a fully glazed French door and two windows on the southwest elevation and windows on the northeast elevation. There is no opening on the northwest elevation.

- 3.0 PLANNING HISTORY

3.1 There is no previous application considered materially relevant to this application. - 4.0 PLANNING POLICY Site Specific

4.1 The site is within an area designated as Predominantly Residential in the 1982 Development Plan.

Strategic Policy

4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o General Policy 2 (b) (c) (g) PPS and NPD - 4.3 There is no planning policy statement or national policy directive considered materially relevant to this application.

5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance

5.1 The Residential Design Guide (July 2021) contains the following guidance that are considered materially relevant to the assessment of this current planning application:

• o Section 4.6 Rear Extensions
• o Chapter 5 Architectural Details
• o Chapter 7 Impact on Neighbouring Properties

- 6.0 REPRESENTATIONS

6.1 Ramsey Town Commissioners does not object to this application (21.05.2024).

6.2 DoI Highway Services states there is no highway interest in this application (03.05.2024). - 7.0 ASSESSMENT Elements of Assessment

7.1 The key considerations of this application are its impact on the house itself, on the character and streetscene of the area, and the amenities of the neighbours.

Design of the House Itself

7.2 The proposed extension has a hipped roof, which fits within the existing roofscape. Therefore, its design is considered to have no negative impact on the design of the house. Character and Streetscene

7.3 The proposal is not readily visible to the public, so it is considered to have no impact on the character and the streetscene of the area.

• Neighbouring Amenities
• 7.4 The extension passes the 45-degree rule, so it is considered to have no additional overbearing or overshadowing impact.
• 7.5 The openings on the southwest elevation and the relocated decking are not considered to have an additional overlooking impact. The windows on the northeast elevation can overlook its neighbouring property but its outlook is currently shielded by the boundary fence. These windows should still be obscured to prevent overlooking, given fences can be removed.

- 8.0 CONCLUSION

8.1 The proposal is considered to have no adverse impact on the character of the house and the area and on neighbouring amenities. Therefore, it is considered to comply with General Policy 2 of the Strategic Plan and is recommended for an approval. - 9.0 INTEREST PERSON STATUS

9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land which the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 9.2 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 above 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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made : Permitted Date: 14.10.2024 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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