Officer Planning Report Recommendation

Application No.: 10/00903/B Applicant: Mr Mark \& Mrs Rosina Casson Proposal: Alterations and extensions to dwelling Site Address: Fairfield Fairfield Avenue Ramsey Isle Of Man IM8 2LS ### 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

The Site

The site represents the residential curtilage of Fairfield, Fairfield Avenue, Ramsey. The property is a large two storey detached dwelling. The site is located on the southern side of the Fairfield Avenue and south of the Ramsey Grammar School (western part).

Planning Status/Planning Policy

The application site is within an area recognised as being within areas of 'Predominately Residential', under the Ramsey Local Plan. The site is neither within a Conservation Area, nor a Registered Building.

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

Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:-

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; (1) 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: "In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred. "

Planning History

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

Proposal

The proposal seeks approval for alterations and extension to dwelling. The proposals take the form in two parts of the dwelling, the first being the attached triple garage with living accommodation above, which would be sited to the northern gable elevation of the existing property. The second aspect would be the rear sun room extension to the western elevation, which replaces an existing modern conservatory.

Reprsentations

Ramsey Commissioners:- "No objection" The Department of Transport Highway Division do not oppose. The Authority has received no other privately written representations objecting to the application.

Assessment/Recommendation

Dealing with the proposed tripe garage with accommodation above; the design is of a traditional design, and due to the proposed height, would appear subordinate to the main dwelling house which would be substantially taller ( 3.2 metres) than the proposal.

The living accommodation above the garage which would form a games room, this would be served by a total of four dormer windows (two to the front and two to the rear). The dormers design take note of the existing dormer window within the northern elevation of the existing dwelling. Again the type of dormer with small amount of glazing and design of the falling roof design would result in the dormers being less conspicuous and again help to overall extension to be subordinate to the main dwelling house.

The finish of the garage would be Manx stone and natural slate roof finish, again appropriate for a traditional dwelling.

The proposed extension would also result in the demolition of a collection of outbuildings which are not in keeping with the existing property. The demolition of these building would be beneficial to the appearance of the property and of the site as a whole.

Overall, it is considered the proposal would be appropriate with the existing dwelling and would retain the character and appearance of the property.

Turning to the rear sun room extension, the proposal would replace any existing modern conservatory which does not benefit the appearance of the existing property. The proposal would have a flat roofed sun room with parapet walls around the elevations. Additionally, the proposal includes two large roof lanterns.

The proposal is a large sun room/dinning room which runs along the entire rear elevation of the main dwelling house. Overall, it is considered the proposal would be a substantial improvement over the existing conservatory extension and therefore beneficial to the appearance and character of the existing traditional property.

RECOMMENDATION It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), and for the reasons set out in this report, it is recommended that the application be approved.

PARTY STATUS It is considered that the following parties 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: 22.07.2010 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 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.

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.

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

Decision Made : Permitted Date :

1. JWY 2010

Signed : Senior Planning Officer