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18 August 2014 14/00828/B Page 1 of 4 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/00828/B Applicant : Mr Mark & Mrs Rosina Casson Proposal : Variation of condition one of PA 10/00903/B to extend period of permission by four years Site Address : Fairfield House Fairfield Avenue Ramsey Isle Of Man IM8 2LS

Case Officer : Miss Melissa McKnight Photo Taken :

Site Visit :

Expected Decision Level :

Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE

1.1 The application site is the curtilage of Fairfield House, a two storey detached house sited on the southern side of Fairfield Avenue in Ramsey.

1.2 Fairfield House is located to the south of Thie Quinney and to the west of Ramsey Grammar School playing fields. To the south of the application site is Ramsey Golf Course.

2.0 THE PROPOSAL

2.1 The application seeks approval for the variation to condition 1 of PA 10/00903/B to extend the period of approval by a further four years to 3rd August 2018.

2.2 The original application (10/00903/B) proposed the erection of attached triple garage with living accommodation above, which would be sited to the northern gable elevation of the existing property. The second aspect of the proposal was the erection of rear sun room extension to the western elevation, which replaces an existing modern conservatory.

2.3 This application has been submitted due to personal reasons with funding circumstances as a result of changes to lending rules and regulation changes with a third party lender.

3.0 PLANNING HISTORY

3.1 PA 10/00903/B was granted planning permission in 2010 subject to the following conditions:

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 alterations and extensions to dwelling as proposed in the submitted documents and drawings 119.3.1, 119.3.2, 119.3.3, 119.3.4, 119.3.5 and 119.3.6 all received on 16th June 2010.

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18 August 2014 14/00828/B Page 2 of 4 C 3. The external finishes of the extension must match those of the existing building in all respects.

C 4. The roof(s) must be finished in dark natural slate.

3.2 The application site has been the subject of a number of other planning applications. Approval was granted in 2014 under PA 14/00337/C to vary conditions 2 and 3 to an Approval in Principle granted for the erection of a dwelling in the grounds of Fairfield House in April 2012; if approved, the application would extend the period for the submission of the application for the Reserved Matters to that original approval in principle to 2015. The approval in principle application, PA 11/01777/A was for the erection of a detached dwelling which was granted planning in 2012. Previous to this, approval was granted in 2010 for the alterations and extensions to dwelling under PA 10/00903/B.

4.0 PLANNING POLICY

4.1 In terms of local plan policy, the application site is within an area zoned as Predominantly Residential under the Ramsey Local Plan Order 1998.

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan contains two policies which are considered relevant to the assessment of this 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."

Environment Policy 34 states: "In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred."

5.0 REPRESENTATIONS

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18 August 2014 14/00828/B Page 3 of 4 5.1 At the time of writing there have been no written representations made regarding the current planning application.

6.0 ASSESSMENT

6.1 The application is to vary a condition that, respectively, seeks to restrict the time limit for the implementation of the application. This would have the effect of adding an additional four years to Condition 1 of PA 10/00903/B.

6.2 The principal issue in the assessment of this application is whether there have been any material planning matters (e.g. policy changes / land used designations / Local Plan adoption / new or altered legislation, and so forth) that have changed since the approval of the last application.

6.3 Since the initial approval there have been no material planning changes which have arisen. The Ramsey Local Plan and the Isle of Man Strategic Plan 2007 have not been superseded and therefore continue to comprise the Development Plan. The policies contained therein have not been the subject of appeal decisions or decisions related to planning applications that indicate a different approach to those policies should be taken. No new legislation has been brought into force. Furthermore, no objections have been received.

6.4 Overall, the case officer for PA 10/00903/B considered that the triple garage would be appropriate with the existing dwelling and would retain the character and appearance of the property. With regards to the rear sun room extension, what is proposed would replace an existing modern conservatory which is not judged to complement the existing appearance of the existing property. Overall, it was considered that the large sun room/dining room to the rear elevation proposal would be a substantial improvement over the existing conservatory extension and therefore beneficial to the appearance and character of the existing traditional property.

7.0 CONCLUSIONS AND RECOMMENDATION

7.1 It has been previously assessed that the development proposed is acceptable without causing undue harm to local residential amenity and also without causing undue harm to the natural environment or cause undue harm on public amenity. No significant material circumstances have altered since the original approval in principle was issued.

7.2 Accordingly, it is considered for those reasons it is appropriate to approve the variation of condition one and extend the approval until 3rd August 2018, and that the other three conditions previously attached to that approval be carried forward here, should this recommendation be accepted.

8.0 PARTY STATUS

8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure) (No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application, Highway Services, and the Local Authority in whose district the land the subject of the application sits.

Recommendation

Recommended Decision:

Permitted

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18 August 2014 14/00828/B Page 4 of 4 Date of Recommendation:

18.08.2014

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 approved shall be begun before the 3rd August 2014.

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.

C 2. The external finishes of the extension must match those of the existing building in all respects.

Reason: In the interests of the character and appearance of the site and surrounding area.

C 3. The roof(s) must be finished in dark natural slate.

Reason: In the interests of the character and appearance of the site and surrounding area.

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This approval relates to Location Plan and Site Plan date stamped as received on 14th July 2014 and Dwng.No 119.3.1, 119.3.2, 119.3.3, 119.3.4, 119.3.5 and 119.3.6 date stamped as received on 16th June 2010.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.

Decision Made : Permitted Date : 20/08/14

Determining officer (delete as appropriate)

Signed :... Chris Balmer

Senior Planning Officer

Signed : Sarah Corlett

Sarah Corlett

Senior Planning Officer

Signed :... Michael Gallagher

Director of Planning and Building Control

Signed :... Jennifer Chance

Head of Development Management