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15/00693/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 15/00693/B Applicant : Mr Robert W Radcliffe Proposal : Erection of a single storey extension to rear elevation Site Address : 8 Westlands Close Ramsey Isle Of Man IM8 3PU
Case Officer : Mr Chris Balmer Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Officer’s Report
1.0 SITE 1.1 The site represents the existing residential curtilage of 8 Westlands Close, Ramsey, located on the southern side of Westlands Close and south of Jurby Road. The property is a single storey detached bungalow.
2.0 PLANNING POLICIES 2.1 The application site is within an area of 'Predominately Residential' under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998, hereafter referred to as the Ramsey Local Plan. The site is not within a Conservation Area.
2.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:-
2.3 General Policy 2 states: "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
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15/00693/B
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(n) is designed having due regard to best practice in reducing energy consumption."
3.0 PLANNING HISTORY 3.1 The previous planning applications are considered relevant in the assessment and determination of this application:
3.3 Erection of an extension to dwelling - 12/00049/B -APPROVED
3.4 Erection of a conservatory to rear elevation - 03/00696/B - APPROVED
3.5 Conversion of garage into additional living accommodation and erection of new garage
3.6 Extension to form en-suite shower room and dressing areas, and internal alterations to form office and kitchen/diner - 88/00337/B - APPROVED
3.7 Installation of 40 cm satellite TV dish - 90/00147/B - APPROVED
4.0 PROPOSAL 4.1 The application seeks approval for the erection of a single storey extension to rear elevation. The proposal would represent an infill extension between existing extensions having an overall width of 2.3 metres and a height of 2.6 metres.
5.0 REPRESENTATIONS 5.1 Highway Services have no objection (received on 02.02.2015).
5.2 Ramsey Commissioners have no objection (received on 23.02.2015).
6.0 ASSESSMENT 6.1 The key issues relate to the visual impact upon the street scene and potential impacts upon neighbouring amenities.
6.2 Visiting the area and viewing the proposed plans, it is considered given the proposal would be an infill development, to the rear of the dwelling, the works would not be public viewable and therefore have no visual impact upon the street scene.
6.3 Again given the type and position of the extension, there will be little or not impact upon the amenities of neighbouring properties.
7.0 RECOMMENDATION 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved.
8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 as modified by the Transfer of Planning and Building Control Functions Order 2015, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) The Highways Division of the Department; and (e) The local authority in whose district the land the subject of the application is situated.
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15/00693/B
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"With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order".
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 20.07.2015
Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
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This approval relates to drawings reference numbers 01, 50 and 100 all received on 19th June 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted Date : 24.07.2015
Determining officer (delete as appropriate)
Signed :...M GALLAGHER...
Michael Gallagher
Director of Planning and Building Control
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