Officer Planning Assessment Report

Ramsey Commissioners:- "The Commissioners consider that the proposed extension is over intensive and un-neighbourly particularly as the side extension would only be 200 mm from the boundary with No. 4 Greenlands View." The Department of Transport Highway Division have deferred from making a decision for the following reason:- "Drawing provided does not show that off street parking spaces can be provided ( metres per space)." The owners/occupiers of 6 Greenlands View have objected to the application which can be summarised as; extension forward of existing front elevation out of keeping with area; proposed location of oil tank will erode the general amenity of area and vulnerable to damage; reduce parking; proposal will encroach onto my land; roof pitch of porch out of keeping with existing; and foundations may encroach our land. The owners/occupiers of 4 Greenlands View have objected to the application which can be summarised as; proposal will require the removal of boundary fence; loss of light; rear roof light may proposal further living space ; proposed porch out of keeping with the area; proposal will reduce off road parking; and siting of oil tank could be damaged by vehicles as well as increase of smell emanating from an open capped tank. The owners/occupiers of 3 Greenlands View have objected to the application which can be summarised as; oil tank position is close to road; lack of parking; where will bin go; extension could affect my view; and extension out of keeping with area. ## Assessment The main issues which need consideration are; the potential impact upon the visual amenities of the street scene and the potential impact upon the residential amenities of the neighbouring properties. Dealing with the design and size of the extension, the side extension would be the most apparent of the developments from public view. The extension has taken the form, size and window fenestration design from the existing property. It is therefore considered the design of the side extension to be acceptable. There have been a number of objections that the extension would project forward of the house and that this would be out of keeping within the street scene. The proposal would be unique in this area of the cul-de-sac; however, this does not automatically mean such development shouldn't take place. The roof design does actually follow similar lines as 9 and 10 Greenlands View, which has a full width canopy over the porches and lounge windows. Notwithstanding this, whilst the proposal would increase built development 1.4 metres forward (single storey only) of the existing front elevation, it is considered this would be a very modest front projection and the design in terms of proportion and form (including window fenestration) is acceptable, and which would have no adverse impacts upon the visual amenities of the property or street scene. A further matter to consider is the potential concern of creating a "terracing affect". This is normally offset by setting back the extension from the front elevation. However, in this case this is not necessary as the neighbouring property to the south is set substantially forward of Nr 5 and therefore the terracing affect could not be created. The proposed side extension would result in a loss of hard standing which is used for off road parking. However, the proposal includes the extension of the existing access and driveway, resulting in off road parking for two cars. An additional plan to clarify that the proposed parking arrangement can be achieved has been provided by the applicant. This indicated that two parking space of 2.4 m x 4.8 (minimum standard) can be provided. This complies with the Isle of Man Strategic Plan. The rear extension has a similar projection as the existing rear conservatory; however is 3.3 metres wider leaving a 0.2 metre gap to both boundaries shared with the neighbouring properties. Again the size, height, massing and design would be appropriate and in keeping with the existing property. Turning to the potential impact upon the residential amenities of the neighbouring residents, the property potentially most affected by the developments would be 4 Greenlands View. This neighbouring property in it's entirely is set forward of Nr 5 . The proposed two storey extension at its closest point would be 5 metres to the northwest corner of Nr 4. No significant light would be lost by the development, given the suns orientation (east to west) and the position of the properties (application site north of Nr 4). No overlooking from the proposal resulting in a loss of privacy would occur given no windows are proposed within the gable elevations of the proposed extensions, with the exception of a ground floor toilet window. A condition can be attached requiring obscure glazing, beneficial for both parties. Overall, given the height, length and siting of the proposed two storey side extension, the proposal will have more of an overbearing impact upon the outlook of the occupants of Nr 4 , compared to the existing situation. However, given the distance from the neighbouring property and given the gable end of the property would only be 3.2 metres closer to the neighbouring property, than the current gable wall, the proposal would not result in a significant overbearing impact to warrant a refusal. Regarding the Ramsey Commissioners concern, the proposal is an over intensive development. The proposal is a common form of development (single and/or two storey development near to boundary) which can be found in the Greenlands Avenue Estate and even within this Greenlands View cul-de-sac (Nr 11). The proposed development would provide adequate off street parking, whilst retaining a front and reasonable sized rear garden for a dwelling of this size. It is therefore considered this previously accepted form of development, to be acceptable again. A number of objections have been made regarding the position of the oil tank fronting the property. The proposal tank is to be encased on three sides by a block/brick wall (materials to match the finish of the existing property). The tank is position 7 metres from the closest point of the road (turning circle). It is consider the siting of the oil tank to be appropriate and would not have a significant impact upon the visual amenities of the area nor raise any significant highway safety issues. Comments regarding land ownership are not material planning matters which can be considered in the assessment of this application. ## Recommendation Overall, for the reasons set out in this report, it is considered the proposal would comply with the relevant policies as indicated within the Isle of Man Strategic Plan, and therefore it is recommended that the application be approved. ### Party Status The following parties meet the criteria of Government Circular 1/06 and should be afforded interested party status: Ramsey Commissioners The owners/occupiers of 6 Greenlands View The owners/occupiers of 4 Greenlands View 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. The following parties do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status: The owners/occupiers of 3 Greenlands View ## Recommendation Recommended Decision: Permitted Date of Recommendation: 29.11.2010

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 0 : 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, erection of an extension and widening of driveway and vehicular access as proposed in the submitted documents and drawings 100670 / 1,100670 / 2,100670 / 3 and 10 670/04 all received on 28th September 2010 and 12th November 2010.

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

C 4. Prior to the commencement of any works to the side extension, the front driveway is to be extended and completed as proposed in plan 10 0670/3 and 10 670/04, to enable two off road parking spaces are provided.

C 5. Obscure glazing (Grade 5) shall be installed in the south elevation of the ground floor W.C. window and shall be kept and maintained thereafter.

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

Decision Made : Permitted Date : 12/12/10 Signed : ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................