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                                      21/00046/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00046/B Applicant : Mr & Mrs Mark Corkill Proposal : Alterations and erection of garden room extension to replace existing conservatory on rear elevation of dwelling. Site Address : Croftbank 5 Clifton Drive Ramsey Isle Of Man IM8 3ND

Planning Officer: Mrs Vanessa Porter Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 16.03.2021 __

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The proposed works complies with General Policy 2 of the Isle of Man Strategic Plan and also the Residential Design Guide 2019.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 20th January 2021:

Drawing No. 20 1487 02

This proposal also related to Drawing No. 20 1487 01 received on the 16th February 2021 which shows the red line boundary of the property. __

Interested Person Status - Additional Persons

None __

Officer’s Report

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                                      21/00046/B                                     Page  2  of  4

THE APPLICATION SITE 1.1 The application site is the residential curtilage of "Croftbank" which is a bungalow situated to the south east of Clifton Drive.

1.2 To the south and the west of the property there is a housing estate being newly built and to the north east of the site is a field.

THE PROPOSAL 2.1 The current planning application seeks approval for three items, firstly to demolish the existing conservatory and erect a garden room on the same footprint to the rear of the dwelling. The proposed garden room is to measure approximately 3.8m by 3.7m with an overall height of 4.1m

2.2 The second item is for the installation of a multi fuel stove to the existing lounge.

2.3 Thirdly there is the installation of a window to the south west elevation measuring approximately 1.2m by 1.7m.

PLANNING HISTORY 3.1 There are no previous applications on the site directly but there is a previous application PA15/00167/B which was for the "Residential development of sixty six dwellings with associated infrastructure, children's play area, landscaping and public amenity space" and was approved. Specifically with regards to the above application "Croftbank" was to be demolished and replaced with three plots, plots 64, 65 and 66.

PLANNING POLICY 4.1 The site lies within an area zoned as "Thornhill A Predominantly Residential" on the Ramsey Local Plan 1998, map 1.

4.2 The Ramsey Local Plan 1998 states the following within it's written statement, "3.5 A Thornhill, Development of this area should be completed using housing of mixed densities, as has happened to date. However, the exception is that area immediately south of Thornhill Manor and west of the Grove House Museum. This area should be used for no more than six houses, sited and designed such as to acknowledge and preserve the setting of Thornhill Manor and Grove House."

4.3 Of specific relevance to the assessment of this application is General Policy 2 of the Isle of Man Strategic Plan 2016 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: 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; g) does not affect adversely the amenity of local residents or the character of the locality; n) is designed having due regard to best practice in reducing energy consumption."

4.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 is also relevant and 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."

4.5 The Residential Design Guidance 2016 is also relevant in this application of which the parts which are relevant are below in the assessment of this application.

REPRESENTATIONS

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                                      21/00046/B                                     Page  3  of  4

5.1 Highway Services have No Highways Interest in this application (10.03.21).

5.2 Ramsey Commissioners have considered the proposal and have no objections (22.02.21).

ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application is the potential impact of the proposal on the character and appearance of the property and the wider streetscene and whether there would be an impact on the neighbouring properties.

CHARACTER AND APPEARANCE 6.2 When looking at single storey extensions to the rear of a property the Residential Design Guidance 2019 has some guidance, "3.2.1 The first aspect which the Department considers when determining the suitability of an extension to a house is whether the design of the extension fits with the existing property. Extensions should generally appear subordinate to the existing house i.e. appear as smaller additions rather than being overbearing features dominating the existing house.

3.2.2 Extensions should generally have the same roof pitch (angle) and shape as the existing dwelling and the height (roof ridge) should be lower than that of the main building. Generally, pitch roofs are the preferred roof type compared to flat roofs which are generally inappropriate forms of development, especially if publically viewable, unless the existing property has a flat/low pitched roof design. The extension should normally incorporate any design/interesting features of the existing dwelling (with windows and doors replicating the design, proportions and materials of the original building, and being in line with the existing openings) unless a deliberate design decision has been made to adopt a different approach."

6.3 With the above in mind the main aspects are whether the extension would be suitable in terms of its design, form, size and finishes. The proposed extension has a pitched roof and is of the same footprint as the existing conservatory as such overall impact on the proposed property and the surrounding area is minimal. It is considered that the overall level of the development contained within this proposal is relatively modest an in keeping with the character of the property in question.

NEIGHBOURING AMENITY 6.4 Another factor when looking at extensions such as this is whether they would create an impact on the neighbouring properties amenities. The plots surrounding "Croftbank" are currently getting built with No.7 Clifton Drive and No.21 Gibbs Grove being the most close to the proposed works.

6.5 No.7 Clifton Drive is situated to the south west of the site across the main road into the site. When looking at the proposed works in relation to No.7 Clifton Drive we can see that the proposed new window could potential overlook the windows situated within the side elevation of No.7 Clifton Drive, whilst this might be the case both windows within 7 Clifton Drive to the ground floor are obscured glazing as such there would be a very minimal impact on both properties.

6.6 When looking at No.21 Gibbs Grove and the potential neighbouring impact, the proposed extension at "Croftbank" is situated to the south east of the rear of the property with a fully solid wall facing No.21 Gibbs Grove front garden/driveway as such any impact would be minimal.

CONCLUSION 7.1 For the above reasons the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable.

INTERESTED PERSON STATUS

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                                      21/00046/B                                     Page  4  of  4

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given __

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted

Date: 18.03.2021

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

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