Officer Planning Report

Application No.: 09/01983/B Applicant: Mr \& Mrs Ayuk Ntuiabane Proposal: Alterations and extensions to dwelling house and widening of driveway Site Address: 4 Grove Mount Ramsey Isle Of Man IM8 3HQ ### Considerations Case Officer : Mr Chris Balmer Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes: do not oppose has no traffic management, parking or road safety implications. Consultee : Clerk To The Commissioners Notes :

Officer's Report

SITE The site represents the curtilage of 4 Grove Mount, Ramsey, which is single storey detached bungalow, which is located on the south-eastern side of Grove Mount.

Land Use Zoing / Planning Policies

The application site is within an area recognised as being an area of 'predominately residential use", under the Ramsey Local Plan. The site is not within Ramsey Conservation Area.

The following policies are therefore considered relevant in the consideration of this application:

• Ramsey local Plan 1998 - Planning Circular 2/99; and
• The Isle of Man Strategic Plan (20th June 2007) - General Policy 2

Due to the zoning of the site the following policy is relevant for consideration:- "General Policy 2: 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; 5 February 2010 09/01983/B

• (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; (1) 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."

Planning History

The previous planning applications are considered relevant in the assessment and determination of this application:-

Erection of front porch - 02/00021/B - APPROVED Construction of external staircase - 90/01662/B - APPROVED Alterations and extensions to form additional living accommodation - 85/00307/B - APPROVED

Proposal

The application seeks retrospective approval for the alterations and extensions to dwelling house and widening of driveway.

Representations

The Ramsey Commissioners:- "No Objection" Highways Division:- "Do not oppose has no traffic management, parking or road safety implications." The Planning Authority has received no privately written representations objecting to the proposal.

Assessment

There are two main issues with this application, the first being the increase in ridge height and second the impact upon the adjoining neighbours, namely Nr 5 Grove Mount.

Dealing with the impact upon the street line, the proposal would result in increasing half of the existing roof ridgeline by one metre up to 5.7 metres.

A previous ridge line extension was carried out to the western side of the dwelling. This has resulted in half the roof (western side) being approximately 0.8 metres above the original properties ridgeline. The proposal now to lift the eastern roof ridge would result in being 0.2 metres higher than the existing highest point (western side) of the dwelling.

It should be noted that the proposal would be very similar in height to the neighbouring property Nr 5 roof ridge which is 5.7 metres in height. The property to the southwest of the site Nr 3 again is

similar to the highest point of the dwellings existing roof. The neighbouring property "Galdane" is a two storey property again with a similar roof ridge.

Overall, it is considered the increase of the roof ridge as proposed would not have a significant impact upon the visual amenities of the street scene, given the increase would be similar in height to the neighbouring properties. The properties on the opposite side of the street are large two storey properties.

The next issue relates to the impact upon the residential amenities upon Nr 5 Grove Mount. The proposal includes a rear extension to the dwelling, which has a projection from the rear elevation of 3.1 metres. Due to this, the roof ridge is required to be heightened and to have a further rear projection.

Within the Nr 5's facing gable end consists a single attic window. The use of the room has been confirmed by the occupier of Nr 5. No other windows exist in this elevation. The ground level of the application site is set lower than Nr 5 ground level which obviously helps reduce the appearance of the proposed development.

The proposal would result in a loss of light upon the neighbouring property, however not a significant amount, given the roof height gradually increases and the highest part of the extension would be in line with the gable end of the neighbouring property. The existing boundary treatment consists of a two metre high mature hedgerow which would reduce the appearance of the majority of the proposed rear extension.

Overall, it is considered no significant light would be lost, nor would the proposal have an adverse overbearing impact upon the outlook of the neighbouring residential amenities to warrant a refusal, for the reasons indicated above.

All other alterations are considered appropriate and would not result in an adverse impact upon the residential amenities of the neighbouring properties.

RECOMMENDATION In conclusion, it is recommended that the planning application be approved on the planning policy grounds that the proposed development would be acceptable to the Isle of Man Strategic Plan (June 2007).

PARTY STATUS It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Ramsey Commissioners Department of Transport Highways Division

Recommendation

Recommended Decision: Permitted Date of Recommendation: 15.01.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal

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. This approval relates to the alterations and extensions to dwelling house and widening of driveway as proposed in the submitted documents and drawings SM09/203/1, SM09/203/3 and SM09/203/4 all received on 4th December 2009

C 3. The external finishes of the extension must match those of the existing building in all respects. C 4. Obscure glazing (Grade 5) shall be installed in the north-eastern elevation of the first floor bedroom window and shall be kept and maintained thereafter.

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