Kinrade Associates Limited 3 The Courtyard Water Street Ramsey

Town and Country Planning Act 1999

The Town and Country Planning (Development Procedure) Order 2005

In pursuance of powers granted under the above Act and Order the Department of Infrastructure determined to APPROVE a planning application by Mr & Mrs David Edwards, Ref 13/00635/B, for the alterations, erection of an extension and installation of a dormer window to dwelling at 8 Marsden Terrace Ramsey Isle Of Man IM8 3DS subject to compliance with the following condition(s):

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
2. The development hereby permitted shall not be carried out except in full accordance with the following plans: site location plan, Drawing Numbers SM13/308/2 (survey) and SM13/308/3 (proposed) received on 30 May 2013.
3. The rear extension shall be finished with render to match the existing dwelling and the dormer window shall be roofed with slate materials to match the roof of the existing dwelling, unless the Planning Authority grants its prior written approval to any variation.

NOTE The Isle of Man Water and Sewerage Authority advises that there is a public foul sewer adjacent to the rear boundary walls of Marsden Terrace. The applicant is advised to contact the Water and Sewerage Authority prior to carrying out any works to arrange CCTV monitoring both before and after the development has taken place. The Authority can be contacted on (01624) 693511.

Date of Issue: 15th July 2013

M ballghe

Director of Planning and Building Control

Guidance Note

This decision was made by a Senior Planning Officer in accordance with the authority delegated to them.

This permission refers only to that required under the Town and Country Planning (Development Procedure) Order 2005.

Any appeal against this decision must be in writing and must be received by this Department within 21 days of the date of this notice.

An appeal form and guidance notes are available from either the Planning Office, Tel 685950, or to download from the Department's website www.gov.im/transport/planning/plan/applications/decision.xml

Please note that a copy of the Officer's report which led to the decision, together with correspondence relative to the application, are available for inspection at the Department.

The proposed development must not be commenced until either;

• The time for requesting an appeal has expired; or
• Any appeal has been determined;

Whichever is the later. If no appeal is lodged within 21 days of the date of issue overleaf, and this decision becomes final, the Department's public reference copy (counter copy) of the planning application may be collected by the applicant or their agent from Murray House.

Please note that if the counter copy of the application is not collected within THIRTY DAYS following the last date on which a planning appeal can be made it will be destroyed without further notice.

Department of Infrastructure, Murray House, Mount Havelock, Douglas, Isle of Man, IM1 2SF Tel (01624 685950) email; [email protected]

PLANNING OFFICER REPORT AND RECOMMENDATIONS

| Application No. : | 13 / 00635 / B | | :-- | :-- | | Applicant : | Mr & Mrs David Edwards | | Proposal : | Alterations, erection of an extension and installation of a dormer | | | window to dwelling | | Site Address : | 8 Marsden Terrace | | | Ramsey | | | Isle Of Man | | | IM8 3DS |

Case Officer : Mr Edward Baker Photo Taken : Site Visit : Expected Decision Level : 12.06.2013

Officer Delegation

Officer's Report

THE APPLICATION SITE

1. The site is No. 8 Marsden Terrace, Ramsey. It is a mid terrace dwelling house forming part of a row of terrace houses to the south side of the Marsden Terrace. It is situated just to the north of the Shipyard to the north side of the river. There is shared pedestrian access to the rear of the properties.

THE PROPOSAL

2. The application seeks planning consent for the erection of a single storey rear extension; reduction in the size of the first floor window; and erection of a dormer window in the rear roof slope. The proposal will help the reconfiguration and improvement of the dwelling's accommodation.

PLANNING HISTORY

3. 13/00636 - the Planning Authority is currently considering an application for similar works to the property immediately next door, No. 9 Marsden Terrace. Both properties are in the same ownership.
4. 04 / 00214 / R - consent granted in 2004 for reinstatement of two dwellings to single dwelling.
5. 03 / 00711 / B - consent granted in 2003 for replacement upvc windows.

PLANNING POLICY

6. The site forms part of the wider North Shore Area zoned for light industrial in the Ramsey Local Plan 1998. Technically, the proposal does not accord with the land use zoning of the site, although this is an established residential area.
7. Strategic Policy 5 of the Isle of Man Strategic Plan 2007 applies:

New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island. In appropriate cases the Department will

require planning applications to be supported by a Design Statement which will be required to take account of the Strategic Aim and Policies.

REPRESENTATIONS

8. Ramsey Town Commissioners - no objection.
9. Isle of Man Water & Sewerage Authority - no objection, subject to the following:

Due to proximity of a public foul sewer, the WSA will undertake a CCTV survey prior to any construction works. A further survey will be undertaken once works are complete to ensure no damage has occurred. The applicant should contact the WSA to discuss protection measures during construction.

ASSESSMENT

10. There are three elements to the proposal. The first is a single storey rear extension. This will sit between the existing single storey rear extensions of the adjacent properties. The agent has confirmed that materials will match the existing. The extension would not be visible from the public realm and the character and appearance of the area would be preserved. The second element is the rear dormer. This would be quite large but its impact would be limited. It would be most noticeable from the south to the other side of the river, however, the distances are quite long. Moreover, the site is seen in the context of the visually unattractive shipyard in the foreground. There is a slightly smaller existing dormer window in a property further to the west. It is considered that the visual impact of the proposed dormer would be minimal and that the character and appearance of the area would not be harmed. The reduction in the size of the first floor rear window would have a limited visual impact.
11. In terms of neighbour impacts, the single storey rear extension would not give rise to any significant harm to neighbour amenity including light issues and overbearing. There would be no harmful overlooking from the dormer window or reduced first floor window.
12. The WSA's comments should be relayed to the applicant by way of an informative.

RECOMMENDATION

13. It is recommended that planning consent is approved.

PARTY STATUS

14. The Local Authority, Ramsey Town Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status.
15. The Isle of Man-Water & Sewerage Authority has not raised any material planning objections and should not be granted Interested Party Status.

Recommendation

Recommended Decision: Permitted

Date of 11.07.2013

Recommendation:

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. The development hereby permitted shall not be carried out except in full accordance with the following plans: site location plan, Drawing Numbers SM13/308/2 (survey) and SM13/308/3 (proposed) received on 30 May 2013.

C 3. The rear extension shall be finished with render to match the existing dwelling and the dormer window shall be roofed with slate materials to match the roof of the existing dwelling, unless the Planning Authority grants its prior written approval to any variation.

N 1. The Isle of Man Water and Sewerage Authority advises that there is a public foul sewer adjacent to the rear boundary walls of Marsden Terrace. The applicant is advised to contact the Water and Sewerage Authority prior to carrying out any works to arrange CCTV monitoring both before and after the development has taken place. The Authority can be contacted on (01624) 693511.

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 : \qquad Determining officer (delete as appropriate) Signed : \qquad Anthony Holmes Senior Planning Officer Signed : \qquad Michael Gallagher Director of Planning and Building Control

Signed : \qquad Sarah Corlett Senior Planning Officer Signed : \qquad Jennifer Chance Development Control Manager

PA13/00635/B Mr & Mrs David Edwards Alterations, erection of an extension and installation of a dormer window to dwelling, 8 Marsden Terrace Ramsey Isle Of Man IM8 3DS Planning Officer:

Planning history and constraint detail extracted from the planning database for this site, collated for the benefit of the Planning Officer on 31.05.2013, includes;

Dev Control Polygons: Reference Number: 04/00214/R Status: Permitted Proposal: Re instatement of dwelling to two single dwellings (Retrospective) Reference Number: 03/00711/B Status: Permitted Proposal: Installation of uPVC windows to replace existing, front and rear elevations Reference Number: 13/00635/B Status: Pending Consideration Proposal: Alterations, erection of an extension and installation of a dormer window to dwelling

Flood Zones: Flood Zone Location: Sulby Return Period: 200 year

Major Hazard Zones: Site Location: Ramsey Zone Description: Inner

File Note

Again unfund manuals: roof of dormer is older to make me wrong; faced with up a sluplap board effect; extension to be painted render to make wrong. Main roof to remain - not to be recooed.

Ed 13/6/13