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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: Site Address: 14/01018/B Mr Adie Quaye Erection of a single storey extension to side elevation 1 Royal Park Ramsey Isle Of Man IMS 3UF Case Officer: Photo Taken : Site Visit: Expected Decision Level: Mr Chris Balmer 09.10.2014 09.10.2014 Officer Delegation Officer's Report SITE The site represents the curtilage of 1 Royal Park, Ramsey which is a detached dormer bungalow located to the western side of Royal Park at the end of the residential cul-de-sac. To the west of the site is the residential property Nr 27 Rheast Mooar Lane, 1.0 1.1 PLANNING POLICIES The application site is within an area of 'Proposed Residential' under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998, hereafter referred to as the Ramsey Local Plan. The site is not within a Conservation Area. 2.0 2.1 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application;- 2.2 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: is in accordance with the design brief in the Area Plan where there is such a brief; respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; does not affect adversely the character of the surrounding landscape or townscape; does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; does not affect adversely public views of the sea; incorporates where possible existing topography and landscape features, particularly trees and sod banks; does not affect adversely the amenity of local residents or the character of the locality; provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and 2,3 (a) (b) (c) (d) (e) (f) (g) (h) manoeuvring space; does not have an unacceptable effect on road safety or traffic flows on the local (i) highways; 0) can be provided with all necessary services; does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; is not on contaminated land or subject to unreasonable risk of erosion or flooding; (k) (I) 13 October 2014 14/01018/B Page 1 of 4

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(m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and is designed having due regard to best practice in reducing energy consumption." (n) PLANNING HISTORY Tfiere are no previous planning applications which are considered relevant in the assessment and determination of this application. 3.0 3.1 PROPOSAL The application seeks approval for the erection of a single storey extension to side elevation. Tbe extension to the side elevation would have a pitched, gable end roof design, with a width of 4.8 metres, a depth of 4.8 metres and a height of 3.6 metres, The rear aspect of the extension would have a width of 10.9 metres, a depth of 5.1 metres and a ridge height of 5.1 metres. 4.0 4.1 5.0 REPRESENTATIONS 5.1 DOI Highway Services do not oppose (received on 10.09.2014). 5.2 Ramsey Commissioners have no objection (received on 03.10.2014). The owners/occupants of 27 Rheast Mooar Lane, Ramsey initially objected received on 01.10,14) to the application on the grounds that the proposed gable end window would directly look towards their property and result in a loss of privacy. However, after discussions with the Planning Department there concerns have been withdrawn (received on 07.10.14). The reasons for this will be explained within the assessment of this report. 5.3 6.0 ASSESSMENT 6.1 The principal issues relate to the visual Impact upon the street scene and potential Impact upon neighbouring amenities (loss of light, overbearing impact and/or overlooking). In relation to the visual appearance of the proposal, it would not be overly apparent from Royal Park, given the extension is to the side elevation, but also given the position of the extension which is set back approximately 6 metres from the front elevation. The proposal may be apparent from Rheast Mooar Lane to the west of the site. However, given the extension's size, height and position, the proposal would not have a significant impact upon the visual amenities of this street scene. 6.2 6.3 In relation to the potentiai impacts upon neighbouring amenities, the proposed extension would be approximately 10.5 metres from the side elevation of Nr 27 Rheast Mooar Lane. This eievation has a number of windows which face towards the application site. The boundary treatment shared with the two properties consists of a mature hedgerow, approximately 1.5 metres in height (measured from application site), although it is planted above a raised bedding area. A large bush and semi-mature trees can also be found. The larger of the bushes would partly be in line with the proposed extension. The majority of the boundary hedgerows are within the ownership of Nr 27, therefore the applicant has no control over them. Visiting the area and the neighbouring property Nr 27 Rheast Mooar Lane, it became very evident that overlooking from the new gable end window into the three large picture windows (lounge and dining room) of Nr 27, would result in a loss of privacy. Accordingly, discussions have taken place with the neighbours and the applicant and all parties have agreed that the three lower and larger window panels of the proposed gable windows would be obscure glazed. This would ensure no overlooking would occur. This would also benefit the amenities of the occupants of the application site, as the occupants of Nr 27 would have clear views into the proposed extension if the windows were not obscure glazed. 6.4 13 October 2014 14/01018/B Page 2 of 4

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7.0 RECOMMENDATION 7.1 Overall, It is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved. 8.0 PARTY STATUS 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, 8.1 In accordance with Article 6(3) of the Town and Country Planning (Development Procedure)(No2) Order 2013 and paragraph 2(1) of Government Circular No. 01/13, the following persons who have made representation to the planning application are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: 8,2 The owners/occupants of 27 Rheast Mooar Lane, Ramsey Recommendation Recommended Decision: Permitted Date of Recommendation: 10.10.2014 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 expiration of four years from the date of this decision notice. To comply with article 14 of the Town and Country Planning (Development Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. C 2. Obscure glazing (Pilkington level 5 or equivalent) shall be installed in the bottom three window panels in the western elevation of the living room gable window, as shown on drawing 2 REV A and shall be maintained as such thereafter. Reason: To preserve the amenities of the occupants of the adjacent dwelling. lAynimnyB PAgA 3 4 1'^ nH-Al^gr 7Q14

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This approval relates to Drawings reference numbers 1, 2 REV A and 3 received on 1st September 2014 and 7th October 2014, I confirm that this decision accords with the appropriate Government Circuiar deiegating functions to Director of Pianning and Buiiding Controi /Head of Deveiopment Management/ Senior Pianning Officer. Decision Made: Permitted Date: Determining officer (delete as appropriate) Signed Sarah Coriett Senior Planning Officer Signed :... Chris Balmer Senior Planning Officer Signed :... Michael Gallagher Director of Pianning and Buiiding Control Head of Deveiopment Management Signed :... Jennifer Chance 13 October 2014 14/01018/B Page 4 of 4