Alterations, creation of gable windows and installation of a dormer to dwelling
Site Address:
1 Rheast Mooar Lane Ramsey Isle Of Man IM8 3LP
Case Officer:
Miss Melissa McKnight
Photo Taken:
09.08.2012
Site Visit:
09.08.2012
Expected Decision Level:
Officer Delegation
The Application Site
The application site is the residential curtilage of 1 Rheast Mooar Lane, a detached bungalow sited on the southern side of Rheast Mooar Lane, Ramsey.
The existing dwelling overlooks an area of open space/field with the gable end facing the highway. The application site dwelling is finished in a painted render and has Upvc framed windows throughout. To the front and side of the dwelling is a garden area. The property has an integrated garage opening up out onto a driveway providing parking provisions for one vehicle.
The surrounding area of Rheast Mooar is characterised by fairly similar dwellings with the dwellings all having comparable features. There are a handful of properties that have had a number of noticeable alterations and extensions.
The Proposal
The planning application seeks approval for alterations, creation of gable windows and installation of a dormer to dwelling.
The proposed dormer will measure 7.1 metres in length and be erected in the middle of the western roof pitch. The proposed dormer would have an overall height of 2.1 metres and would project 2.8 metres from the existing roof pitch. The proposed dormer would be finished in a dashed cement render painted to match the main dwellinghouse.
Also proposed is the installation of two gable end windows; one to the southern gable and one to the northern gable end. The proposed windows would measure metres and are to be created to allow for means of escape.
The final element of the proposal is the installation of one roof light to the eastern roof pitch that would measure just less than metres. The proposed roof would comply with the provisions of Schedule 1, Part 2, Class 28 of the Town and Country Planning (Permitted Development) Order 2012 and would therefore not require planning permission.
Planning History
The application site has not been the subject of any previous planning applications.
Planning Policy
In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Ramsey Local Plan Order 1998. Map No. 1 (north). There are no policies within the written statement that accompanies the Local Plan that are considered specifically material to the assessment of this planning application.
In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning 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."
Paragraph 8.12.1 states:
"As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
Representations
Ramsey Town Commissioners have no objections to the current planning application.
Ramsey Town Commissioners acting as the Drainage Authority have made comments to the planning application stating the alteration/extension must be connected to the existing drainage system to comply with Building Regulations and, if a new connection to the public sewer is required, this must be carried out in a manner acceptable to the Isle of Man Water and Sewerage Authority. There must be NO discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s) so as
to comply with the requirements of the Isle of Man Water and Sewerage Authority and the Sewerage Act 1999.
Assessment
The application site is in an area zoned as predominantly residential and therefore the principle of development is acceptable. The main issues to consider in the assessment are the impact on neighbouring properties and the impact on the character and appearance of the street scene.
The proposed dormer would be erected on the western roof pitch of the property and would overlook an unoccupied field. Given that the proposed dormer would not overlook any other properties, the proposal is not deemed to impact upon the residential amenity of the local residents of Rheast Mooar Lane.
Although views could be gained from the proposed southern gable window into the rear garden of No. 3 Rheast Mooar Close, it is not considered to be of a scale that would encourage overlooking and impact on the private amenity of the local residents of the neighbouring property. The proposed northern gable window would face Rheast Mooar Lane and a large belt of mature trees and therefore would not impact on public or private amenity.
The proposed dormer would be partially visible from Rheast Mooar Lane and Andreas Road particularly for one travelling in the north direction. However, one would have to consciously have to look to fully view the proposed dormer given the significant level of screening from the western boundary of the adjacent field. Given the layout, scale, form, design and finish of the proposed dormer to match the finish of the main dwellinghouse, the proposed dormer is not judged to cause a detrimental or damaging impact on the street scene and immediate surrounding area. As there is one dormer present on No. 14 Rheast Mooar Close and a number of other dwellings with dormers within the vicinity of the application site, the proposal is not deemed out of keeping within the locality.
Overall, the proposal would provide the local residents of No. 1 Rheast Mooar Lane with additional living accommodation that would not undermine their general living accommodation.
It is concluded that the planning application accords to the provisions of General Policy 2 and paragraph 8.12.1 of the Isle of Man Strategic Plan 2007.
Recommendation
It is recommended that the planning application be permitted.
Party Status
The local authority is, Ramsey Town Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 25.10.2012
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 for the erection for alterations, creation of gable windows and installation of a dormer relates to Drawing Number: 12/0111/01 date stamped 24th August and 12/0111/02 Rev: A and 12/0111/03 Rev: B date stamped 21st November 2012.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 1-1-13
Determining officer (delete as appropriate)
Signed : _________________________ Anthony Holmes Senior Planning Officer
Signed : _________________________ Michael Gallagher Director of Planning and Building Control
Signed : _________________________ Sarah Corlett Senior Planning Officer
Signed : _________________________ Jennifer Chance Development Control Manager
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