Officer Planning Report

Planning Report And Recommendations {{table:452901}} ### Considerations {{table:452898}} ### Written Representations ### Consultations {{table:452899}} {{table:452900}}

Officer's Report

The Site

The application site comprises the curtilage of an existing modern detached dwelling which has been altered and extended at various times in the past. The property is located on the coastal side of Stanley Mount East in Ramsey and it looks out over Ballure beach, south of the Queen's Pier.

The property has three floor levels, including an upper ground floor, a lower ground floor and a basement level. The dwelling addresses the highway at upper ground floor level on its western side and it steps down from here towards the beach. There are two conservatories on the eastern elevation facing the beach, including one on the upper ground floor and another on the lower ground floor.

The eastern elevation of this property is publicly visible from the shore and this beach is a popular spot for walkers when the tide allows access.

The Proposal

This application seeks approval for alterations to the existing lower ground floor conservatory. The conservatory is white pvc double glazed with a polycarbonate roof.

It is proposed that the lower walls of the conservatory will be built up to 600 mm above the internal floor level (the walls are currently approximately 250 mm above floor level). The walls would be rendered and painted externally to match the existing dwelling.

It is also proposed that the existing pvc windows of the conservatory will be replaced and French doors will be added to the centre of the eastern elevation. The French doors would have a galvanised steel balustrade across them, which would come up to 1100 mm above the floor level.

Planning History

There have been various applications for the application site and the following previous planning applications are considered to be relevant in the assessment and determination of this current application;

03/01388/B - Permitted 07.11.03 Erection of a conservatory over existing lower ground floor terrace. (This is the lower ground floor conservatory). 08/01237/B - Permitted 20.08.08 Erection of conservatory. (This is the upper ground floor conservatory). 08/02019/B - Permitted 12.01.09 Erection of a conservatory to west elevation. 09/00601/B - Permitted 27.05.09 Installation of an additional window. (This is on the eastern elevation of the basement level).

Development Plan Policies

In terms of local plan policy, the application site is located within an area designated as Predominantly Residential in the Ramsey Local Plan (No. 2) Order 1998, Map No. 2 (South). The site is not within a Conservation Area.

The Isle of Man Strategic Plan 2007 contains a policy which is considered material to the assessment of this current planning 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."

Representations

The Department of Infrastructure Highways Division do not oppose this application, as it has no traffic management, parking or road safety implications.

Assessment

This proposal should be assessed against General Policy 2 parts (b), (c) and (g) from the Isle of Man Strategic Plan 2007.

The proposed alterations are judged to be relatively minor. They would result in changes to the appearance of the windows on the lower ground floor conservatory and would not increase the floor area or the overall impact of the property. None of the proposed changes would alter the existing situation with the neighbouring properties, so residential amenity would not be affected.

The new windows and French doors proposed for the lower ground floor conservatory would be similar in style to the existing in the upper ground floor conservatory above and they are therefore judged to be a visual improvement on the existing situation.

Recommendation

For the above reasons, this proposal is considered to be acceptable and is recommended for approval.

Party Status

It is considered that the following parties, who submitted comments, should not be afforded Interested Party Status;

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

Recommendation

Recommended Decision: Permitted Date of Recommendation: 01.09.2010 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 alterations to the existing lower ground floor conservatory, as shown in drawing numbers 164/38/1, 164/38/2, 164/38/3 and 134/38/4, all date stamped 23rd July 2010.

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

Decision Made : Permitted Date : Signed : Senior Planning Officer