DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 24/00747/B Applicant: Mrs Westbury Proposal: Replacement window frames and new roof to conservatory only. Site Address: 5 Summerland Ramsey Isle Of Man IM8 2EF Planning Officer: Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 22.08.2024

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.

This application has been recommended for approval for the following reason. The proposed extension maintains the appearance of the existing house and does not harm the character and streetscene of the area or neighbouring amenities.

Plans/Drawings/Information; This approval relates to the documents and drawing no. 001, 100 which have been received on 28th June 2024. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is 5 Summerland, Ramsey, a semi-detached house located on the southeast of Summerland. The house has a conservatory and a mono-pitched roof rear extension.

2.0 THE PROPOSAL - 2.1 The proposed is the demolition of the roof of the mono-pitched roof extension, replacement of roof tiles of the conservatory and extending the new roof to cover the existing rear extension. The new roof will be dark grey tile. The proposal also includes replacing the existing windows and doors of the conservatory and the extension. - 2.2 In essence, the proposal is for the conversion of existing extensions at the rear of the house into one coherent single-storey rear extension.

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 Ramsey Local Plan 1998. 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 Commissioners does not object to this application (19.07.2024). - 6.2 DoI Highway Services states there is no highway interest in this application (12.07.2024).

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 cross-pitched roof, which fits within the existing roofscape. Therefore, it is considered to preserve the design of the house. Character and Streetscene - 7.3 The proposed extension is not readily visible to the public. So, it is considered that the proposal does not harm the character of the area. Neighbouring Amenities

7.4 There is no increase in mass or height compared to the existing extensions. There is also no new vantage point created so it is not considered to have an additional impact on neighbouring amenities.

8.0 CONCLUSION - 8.1 The proposed extension maintains the appearance of the existing house and does not harm the character and streetscene of the area or neighbouring amenities. Therefore, it is considered to comply with the General Policy 2 of the Strategic Plan and the Residential Design Guide July 2021 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.

Decision Made : Permitted Date: 23.08.2024 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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