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Application No.: 15/00717/B Applicant: Church On The Rock Proposal: Erection of an extension to front elevation Site Address: Church On The Rock Princes Road Ramsey Isle Of Man IM8 2EU Case Officer : Miss Abigail Morgan Expected Decision Level: Officer Delegation
1.0 THE SITE - 1.1 The application site is the commercial property currently in use as a Church Hall, located on the east side of Princes Road, Ramsey, adjacent to the Bus Station. There is a courtyard area to the front of the building. Generally the street scene to the south of this building is made up of two storey terraced and semi-detached dwellings. In terms of the building line this building is set further forward than that of the adjacent dwellings.
2.0 PROPOSED DEVELOPMENT - 2.1 The application seeks planning permission for erection of a single storey lean to front extension. - 2.2 The proposal is the full width of the building with a depth of 3.5m. Height to eaves 2.5m height to pitch 3.7m. The roof has two rooflights for additional light to the newly created larger rooms. The proposed extension is the full width of the building with a depth of 3.5m into the existing front courtyard area, this will leave apx 2ms for a ramp and entry platform to the new porch area. - 2.3 Some concerns were raised with the agent regarding the mono-pitch roof design being located just below the existing sill level of the first floor level window units, that the proposed windows did not match the existing and the plain design of the front elevation. This resulted in amended plans incorporating alterations to the design, these included;
3.0 PLANNING HISTORY - 3.1 There are no relevant previous planning applications.
4.1 The application site is located within an area zoned as "Predominantly Residential within the Ramsey Area Plan 1998. Within the adopted Isle of Man Strategic Plan 2007, the following policy is considered relevant:
General Policy 2, which 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: (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality;
4.2 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 states "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.".
5.0 REPRESENTATIONS - 5.1 Ramsey Parish Commissioners have no objection to the application approved. 05.08.2015. - 5.2 Highways Division of the Department of Infrastructure do not oppose the application. 03.07.2015.
6.0 ASSESSMENT - 6.1 The main issues to consider in the assessment of the application are the impacts upon the character and appearance of the property and street scene in general. Impact on property
6.3 The quality of the building is mediocre and the proposal would provide a functional improvement for the occupiers and with regards to impact on the host property, the design, size and massing of the proposed extension is considered in keeping with the existing property. Impact on street scene - 6.4 This building stands alone within street scene and is of a different design to the majority of the surrounding properties mostly because they are residential and this is more commercial in character. Although as a result of the extension the building line would be breached, this building due to its location, being set away from the other buildings, it is not considered to harmful to the character or appearance of the area. Here there is a limited mix of dwelling types and designs, therefore the proposed extension would not look out of keeping within the streetscene and therefore would not have a detrimental effect on the visual amenities of the locality.
6.5 As a result, it is concluded that the planning application does not conflict with General Policy 2 (c), or (g) of the Isle of Man Strategic Plan 2007.
7.0 RECOMMENDATION - 7.1 It is recommended that planning permission be granted.
8.0 PARTY STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services and the Local Authority in whose district the land the subject of the application sits.
Recommendation Recommended Decision: Permitted Date of Recommendation: 07.09.2015 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions 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.
This permission relates to erection of an extension as shown in drawing numbers 14.1071.1 date stamped 26th June 2015 and 14.1071.2 (Rev A) date stamped 24th August 2015.
I confirm that this decision accords with the appropriate Government Circular delegating functions to a Senior Planning Officer. Decision Made : Permitted Date; 15.09.2015 Determining officer Signed :…………………………. Chris Balmer Senior Planning Officer Signed :………S CORLETT….. Sarah Corlett Senior Planning Officer
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