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24/91090/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 24/91090/B Applicant : Mr Mills Proposal : Erection of a replacement conservatory to rear elevation Site Address : 52 Greenlands Avenue Ramsey Isle Of Man IM8 2PJ
Planning Officer: Vanessa Porter Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 25.11.2024 __
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 proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016
Plans/Drawings/Information;
This decision relates to the following plans and drawings, dated received on 1st October 2024; o Drawing No. 001 o Drawing No. 100
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No objection Ramsey Town Commissioners - No objection __
Officer’s Report THE APPLICATION SITE 1.1 The application site is within the residential curtilage of No. 52 Greenlands Avenue, Ramsey which is a semi-detached dormer bungalow situated to the Northern side of one of the Greenlands Avenue cul-de-sacs.
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24/91090/B Page 2 of 3
1.2 To the rear of the property is an existing flat roofed conservatory.
THE PROPOSAL 2.1 The current planning application seeks approval for the removal of the existing conservatory and erection of a new extension to the rear elevation measuring 2.8m by 2.75m, with an overall height of 3.27m.
PLANNING HISTORY 3.1 The previous applications on the site are not relevant to the assessment of this application.
PLANNING POLICY 4.1 The site lies within an area zoned as "Proposed Residential," on the Ramsey Local Plan 1998 - Map 2. The site is not within a Conservation Area, nor a Flood Risk Zone.
4.2 Given the nature of the site and the land designation, the most relevant Isle of Man Strategic Plan policies would be General Policy 2 which sets out the general standards towards acceptable development and Transport Policy 7 in connection with Appendix 7 which sets out the relevant parking standards.
4.3 The Residential Design Guidance (2021) is also relevant and provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.
REPRESENTATIONS 5.1 The following representations can be found in full online, below is a short summary; 5.2 Highway Services have considered the proposal and state, "No Highways Interest." (1.10.24)
5.3 Ramsey Town Commissioners have considered the application and state, "No Objection." (17.10.24)
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
6.2 CHARACTER AND APPEARANCE 6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.
6.2.2 The proposed replacement extension will not result in any over-development of the site and its finish will be in keeping with the existing dwelling. Overall from a character and appearance point of view the proposal is deemed to be an acceptable form of development that complies with those sections of General Policy 2(b) & (c) of the Isle of Man Strategic Plan 2016.
6.3 NEIGHBOURING AMENITY 6.3.1 Turning toward neighbouring amenity, due to the location of the proposed extension and the fact that the impact from glazing is the same as the previous extension, it is considered
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that there are no neighbouring properties considered to be adversely affected as a result of the development through light or privacy impacts.
6.4 OTHER MATTERS 6.4.1 The proposed works are an extension to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal whilst increasing the surface area of the dwelling, any water run- off will be dealt with as per the existing arrangement of the main dwelling. The proposed extension will not increase water usage of the dwelling and therefore there are no new issues in this respect.
CONCLUSION 7.1 Overall the proposal is considered to be acceptable by not resulting in any new or increased impacts on visual amenity of the surrounding streetscene nor neighbouring amenity and as such the proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016.
RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria.
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.
8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
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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: 25.11.2024
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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