Officer Planning Report Recommendation

Application No.: 10/00576/B Applicant: Mr John Bell \& Mrs Julie Bell Proposal: Alterations and extensions to dwelling Site Address: Greenlands Avenue Ramsey Isle Of Man IM8 2PD ### Considerations Case Officer : Mr Chris Balmer Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Clerk To The Commissioners Notes :

Officer's Report

SITE The site represents the residential curtilage of 135 Greenlands Avenue, Ramsey, which is part of a pair of two storey semi-detached properties located within Greenlands Avenue which forms a residential cul-de-sac.

Land Use Zoning / Planning Policies

The application site is within an area recognised as being an area of "Predominately Residential", under the Ramsey Local Plan. The site is not within a Conservation Area. The following policies are considered relevant in the consideration of this application:

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

Due to the zoning of the site the following policies are 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;
• (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."

Planning History

There are no previous planning applications which are considered relevant in the assessment and determination of this application.

Proposal

The application seeks approval for alterations and extensions to the rear elevation. The major parts of the works would be to the rear, comprises of a rear extension projection 4.3 metres, a width of 5.4 metres and a ridge height of 3.8 metres. A further extension would be located to the front of the existing detached single garage. This involves the creation of a link from the proposed rear extension to the garage extension. This link would enable to convert the garage to additional living accommodation.

Representations

Highways Division do not oppose:- "Has no traffic management, parking or road safety implications." The Authority has received no other privately written representations objecting to the application.

Assessment

The proposed rear extension would have no impact upon neighbouring residential amenities of 133 Greenlands Avenue, given the property has benefited from a rear extension which would have a similar projection, as the proposed extension.

Furthermore, the amenities of the neighbouring property 137 Greenlands Avenue (south of site) will not be significantly affected, given the proposed rear extension would be largely blocked from view due to the existing rear detached garage, which runs along the southern boundary of the site. The small extension to the front of the garage, again will not have a adverse impact, given the southern landscaped boundary which runs adjacent with the extension is approximately 2.5 metre in height (with neighbours ownership) and due to the size and height of the proposal.

In terms of the conversion of the garage to additional living accommodation, visiting the site and studying the plans it is clear two off road parking spaces can still be provided given the existing driveway. Therefore the loss of the garage for parking is acceptable.

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 General Policy 2 of 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

The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 02.06.2010 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 alterations and extensions to dwelling as proposed in the submitted documents and drawing 463-01 all received on 201st April 2010.

C 3. The external finishes of the extension must match those of the existing building in all respects.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made : Permitted Date : .......7.......7....... Signed : ....Munee.... Senior Planning Officer