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                                      21/00276/B                                     Page  1  of  3

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00276/B Applicant : Miss Jasmyn Crowe Proposal : Alterations and erection of extension to rear elevation of dwelling Site Address : Orrisdale Brookfield Crescent Ramsey Isle Of Man IM8 2AG

Planning Officer: Mrs Vanessa Porter Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 04.05.2021 __

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. 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 and therefor the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 15th March 2021: o Drawing No. 21 1502 01 o Drawing No. 21 1502 02 __

Interested Person Status - Additional Persons

None __

Officer’s Report

THE APPLICATION SITE

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1.1 The application site is the residential curtilage of Orrisdale, Brookfield Crescent, Ramsey which is a two storey detached dwelling situated to the western side of Brookfield Crescent.

THE PROPOSAL 2.1 The current planning application seeks approval to extend the existing rear outlet, the proposed rear extension will measure approximately 7.1m (including the wall to the north which is not to be demolished) by 2.2m with an overall height of 3.4m. The proposed extension will match the existing in terms of materials.

2.2 Also proposed is the blocking up of a window situated to the ground floor south elevation.

PLANNING HISTORY 3.1 There are no previous planning applications identified on this site.

PLANNING POLICY 4.1 The site lies within an area zoned as Predominantly Residential on the Ramsey Local Plan 1998, Map 2, as such General Policy 2 of the Isle of Man Strategic Plan 2016 is the most relevant policy in connection with Paragraph 8.12.1.

4.2 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."

4.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 which 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."

4.4 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 5.1 Highway Services have No Highways Interest in this application (02.04.21).

5.2 Ramsey Town Commissioners have considered the proposal and have no objection (23.04.21).

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.

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

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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 extension whilst it takes up the whole width of the ground floor is modest in sizing by being approximately 2.2m in width. The proposal also does not create any additional overlooking to either side by there only being sliding doors to the rear elevation.

6.4 It is noted that the proposed extension is to be rendered whereas the main property is pebble dashed, whilst this would create a non-cohesive element, where the property is situated the proposed extension is not within the view point of the public as such the proposal to keep the extension rendered is acceptable.

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

INTERESTED PERSON STATUS 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 Interested Person Status __

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: 06.05.2021

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

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