Planning Report and Recommendations

Application No.: 09/01460/B Applicant: Mr Jim Callow Proposal: Alterations and extension to dwelling Site Address: The Beeches Lezayre Road Ramsey Isle Of Man ### Considerations Case Officer : Ms Henrietta Hopkins Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: Do not oppose has no traffic management, parking or road safety. Consultee : Clerk To The Commissioners Notes: object Consultee : Mr P S Harrison Notes: comments received.

Officer's Report

The Site

The application site represents the curtilage of The Beeches, Lezayre Road, Ramsey. The property is a detached bungalow located in an established residential area.

The Proposal

This application seeks approval for an extension to the existing property. The extension will be located on the front (south) elevation of the property. The extension will form a sun lounge and will project 3.650 metres from the front wall of the property, have a width of 4.265 metres and a pitched roof with a maximum height of 4.2 metres. There will be a timber pergola situated to the west of the proposed sun lounge.

Planning Status

The application site is located within an area identified as 'Predominantly Residential' in the Ramsey Local Plan 1998. The Isle of Man Strategic Plan 2007 contains a policy which is considered specifically material to the assessment of this current planning application - General Policy 2.

General Policy 2 states the following:

"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 (n) is designed having due regard to best practice in reducing energy consumption."

Paragraph 8.12.1 is also considered relevant:

"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 property has had one previous planning application submitted which is considered to be relevant to this proposal: 07/00797/B - Erection of a bungalow with detached garage - Appeal Withdrawn (17th August 2007) REPRESENTATIONS

The following written representations have been received:

Department of Transport raises no objection to the proposal.

Ramsey Parish Commissioners have objected to the proposed development on the basis that the proposed development would result in an over intensive use of the site resulting in a loss of private amenity space.

The DOT Drainage Department have not raised any objections to the proposed development.

ASSESSMENT

The application site is located within an area of 'Predominantly Residential' in the Ramsey Local Plan 1998. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policy identified earlier within the report (i.e. General Policy 2 of the Isle of Man Strategic Plan 2007).

19 November 2009

Having assessed the proposed development against the above it is concluded that the proposal is acceptable by reason of its siting, scale, form and design. The proposal would be a modest addition and considered to fit comfortably within the front elevation. A condition shall be attached for external finishes to match those of the existing building in all respects. This is a necessary condition to protect the character of the area; especially as the extension will be located at the front of the property.

It is considered that the proposed sun lounge will not have a detrimental impact on neighbouring properties. Opposite the property is Ramsey Grammar School. There is a slight change in orientation with neighbouring dwellings either side of the subject property. The change in orientation, coupled with the distances maintained from the sun lounge to their gable elevations, and the shared boundary line being a tall brick wall with the property 'Lochaber', it is considered that the proposed development will not have a detrimental impact on the neighbouring dwellings.

With regards to the objection raised by Ramsey Town Commissioners on the lack of amenity spaces provided, garden sizes are often matters deemed to be partly between developers and their customers. However, developments intended for families and with limited amenity space may well thought to be lacking that it becomes a matter for wider public concern and thus offers a proper planning ground for refusal. Although the proposed residential development would appeal to families, the garden space provided is still considered an average size. The property has a large area to the front, approximately 14 metres to the public highway - Lezayre Road, and a medium sized garden to the rear with a maximum distance of 11 metres to the rear boundary line. Furthermore, the site is situated near to town centre amenities. It is therefore considered that the objection raised on lack of private amenity space is not significantly material to warrant refusal of the proposed development.

The proposed development will not have an impact on the access or existing parking arrangements and therefore the highway adviser has raised no objection to the proposed front extension.

In conclusion it is considered that the proposed development will not have a detrimental impact on the character of the property, surrounding area or have a detrimental impact on neighbouring dwellings and therefore accords with General Policy 2 of the Isle of Man Strategic Plan 2007.

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:

Department of Transport Recommendation Recommended Decision: Permitted Date of Recommendation: 30.10.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal 19 November 2009

C : Conditions for approval

N : Notes attached to conditions R : Reasons for refusal 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 external finishes of the extension must match those of the existing building in all respects. C 3. This approval relates to the submitted Drawing Nos. 1605/01 01, 02 and 03 received on 2nd September, 2009.

I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 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 : Signed : Senior Planning Officer