Officer Planning Report

Application No.: 10/00039/B Applicant: Mr Chris Penketh Proposal: Erection of a kitchen extension to rear elevation Site Address: Windsor Road Ramsey Isle Of Man IM8 3EG ### Considerations Case Officer : Mr Chris Balmer Photo Taken: 16/02/10 Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Clerk To The Commissioners Notes: no objection. Also drainage comments received.

Officer's Report

The Site

The application site represents the curtilage of 15 Windsor Road, Ramsey which is part of a pair of two storey semi-detached town houses. The property is situated to the northern side of Windsor Road and west of Bay View.

Planning Status

The application site is within an area recognised as being an area of 'predominately residential use", under the Ramsey Local Plan. The site is not within Ramsey Conservation Area, nor a Registered Building.

The following policies are therefore considered relevant in the consideration of this application:

• Ramsey local Plan 1998 - Planning Circular 2/99; and
• The Isle of Man Strategic Plan (20th June 2007) - General Policy 2

Due to the zoning of the site the following policy is relevant for consideration:- "General Policy 2: 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;
• (I) 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."

Planning History

The following applications should be considered in the assessment and determination of this application:

Conversion of existing detached garage into additional living accommodation - 10/00038/B PENDING CONSIDERATION

Erection of a sun room extension to rear elevation - 05/01990/B - APPROVED Installation of uPVC windows to replace existing - 01/00663/B - APPROVED

The Proposal

This application seeks approval for the erection of a kitchen extension to rear elevation. Currently there is a rear lean to extension which would appear to be in a poor state of repair. The proposal would replace this existing lean-to, on the same footprint and very similar dimensions and height.

Representations

Ramsey Commissioners:- "No objection." The Authority has received no other privately written representations objecting to the application.

Assessment

The proposal is a very minor alteration which will have no adverse impact upon the neighbouring residential amenities. Additionally the proposal, whilst not apparent from public view, would improve the appearance of the existing property.

Recommendation

In conclusion, it is recommended that the planning application be approved on the planning policy grounds that the proposed development would be acceptable to the Isle of Man Strategic Plan (June 2007).

PARTY STATUS It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Ramsey Commissioners Department of Transport Highways Division

Recommendation

Recommended Decision: Permitted Date of Recommendation: 05.03.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

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 erection of a kitchen extension to rear elevation as proposed in the submitted documents and drawings 09 0633/1 and 09 0633/2 all received on 13th January 2010.

C 3. The external finishes of the extension must match those of the existing building in all respects. Noted, the carpenger relates solely to the application for the kitchen extension shown on drawings 09/0633/1 and 09/0633/2. However both the plan prior to the conversion of the existing garage to living accommodation and prior to I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer Plan on 09/0633/2. Decision Made : Permitted Date : 31/06/10 Should be noted Signed : ________________________________ Senior Planning Officer *This form of plan may not submitted with the application and was not assessed as part of it. Belonging this permission implies no approval for these work which would need to be the subject of a separate application.

5 March 2010 10/00039/B Page 3 of 3