Officer Planning Report

Application No.: 09/00336/B Applicant: Mrs Mary Kerruish Proposal: Erection of extensions (comprising an amendment to 08/00960/B) Site Address: Maughold Lodge Claughbane Walk Ramsey Isle Of Man IM8 2JP ### Considerations Case Officer : Mr Gary Barr Photo Taken: 07.04.2009 Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Clerk To The Commissioners Notes: No objection

Officer's Report

The Site

The application site represents the curtilage of a large detached property at Maughold Lodge, Claughbane Walk in Ramsey.

The Proposal

The planning application seeks approval for amendments to PA 08/00960/B which consists of replacing the sun room and kitchen. The kitchen area would remain the same (extending the arched window out to be flush with the garage to extend kitchen and create an adjoining porch) and the replacement sun lounge to the rear which would be similar in design with minimal alterations to the windows.

Planning Status

The application site is within an area of "Predominantly Residential Use" under the Ramsey South Local Plan, which was adopted by Tynwald in 1998. The Isle of Man Strategic Plan 2007 contains one policy which is considered specifically material to the assessment of this current planning application 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;
• (I) 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."

Paragraph 8.12.1 - Extensions to Dwellings in built up areas or sites designated for residential use, is also considered relevant to this application; "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general".

Planning History

The following planning applications should be considered relevant in the assessment and determination of this application:

PA 90/04192/B - Extensions to create garage and conservatory - Permitted PA 01/02011/B - Alterations and extension to dwelling and erection of garden shed - Permitted PA 08/00960/B - Erection of extensions - Permitted

Representations

The Department of Transport Highways Division do not oppose the development. Ramsey Commissioners has no objection with the proposal.

Assessment

The alterations to the previously approved planning application 08/00960/B are minimal (changes to the window arrangement on the conservatory) and the proposed extensions would be modest additions to the property without adversely affecting its character.

In terms of the surrounding area, the extensions are well screened and distant which would not create overriding features within the locality, as such, it is judged that the proposed development will have no adverse impacts upon the surrounding area in general.

RECOMMENDATION For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted. PARTY STATUS

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

• The Department of Transport Highways Division
• Ramsey Commissioners

Recommendation Recommended Decision: Permitted Date of Recommendation: 16.04.2009 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 permitted shall commence before the expiration of four years from the date of this notice.

C 2.

This approval relates to the submitted drawings 07/0342/1A, 07/0342/12A and Photographs x3 all received on 27th February, 2009.

I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date : 23 April 2009 Signed : M. C. McCulloch Senior Planning Officer