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                                      21/00647/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 21/00647/B Applicant : Mr & Mrs Jason Griffiths Proposal : Alteration to existing window opening and removal of an existing window for the creation of a doorway and window to North West elevation Site Address : 46 Barrule Park Ramsey Isle Of Man IM8 2BR

Planning Officer: Mr Nick Salt Photo Taken : Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 30.07.2021 __

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 proposal is considered to be in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016 in that no unacceptable visual, residential amenity or other impacts were identified.

Plans/Drawings/Information;

This approval relates to the following plans and drawings, date stamped received on 27.05.21: SM21/545/01 - Location Plan, Proposed Plans and Elevations __

Interested Person Status - Additional Persons None __

Officer’s Report

1.0 THE SITE

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                                      21/00647/B                                     Page  2  of  4

1.1 The application site relates to a detached dormer bungalow on the eastern side of Burrule Park cul-de-sac. The sit bounds nos.47 and 48 to the east and no.45 to the north. The site does not relate to any Registered Building and is not within a Conservation Area. It is within a Predominantly Residential area as designated by the Ramsey Local Plan 1998.

2.0 THE PROPOSAL 2.1 Proposed is the replacement of a large lounge window on the northwest elevation with two smaller windows, the replacement of a small window adjacent to this with a patio door and the installation of a further window alongside this. The reinstated areas of blockwork will be rendered and dashed to match the rest of the dwelling. New window frames would be white upvc.

3.0 PLANNING POLICY 3.1 The site falls within an area designated as Predominantly Residential in the Ramsey Local Plan 1998. As such, General Policy 2 (GP2) of the Isle of Man Strategic Plan is the key policy in the consideration of this application.

3.2 GP2 states that 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; and (g) does not affect adversely the amenity of local residents or the character of the locality.

3.3 DEFA's Residential Design Guidance (2019) is a material consideration. It sets out guidelines for residential extensions and alterations in terms of both appearance and avoiding negative impacts on the residential amenity of neighbours. Section 5.2 of the guidance specifically relates to windows and doors.

4.0 PLANNING HISTORY 4.1 No recent planning history has been identified for this site.

5.0 REPRESENTATIONS 5.1 DOI Highways state that there is no highways interest in this application (21.06.21).

5.2 Ramsey Town Commissioners have no objection to the proposal (23.06.21).

6.0 ASSESSMENT 6.1 The key considerations in the assessment of this planning application are the visual impact on the character and appearance of the site and wider street scene, and the amenity of the neighbours.

6.2 Design and Appearance 6.2.1 The northwest elevation of no.46 is mostly visible from public view from the adjacent road and footpath. The test is whether the new and altered fenestration arrangement would be out of keeping with the dwelling or wider street scene.

6.2.2 The works proposed are all to the northwest side elevation. The large lounge window would be reduced and adapted to provide two additional windows, with the area between made good to match the existing dwelling. An existing dining room windows will be replaced with a single patio door, and a new larger window installed to the south of this. The windows and door would be of a scale, proportion and design which is considered to be in keeping with what is a relatively modest dormer bungalow in a residential area.

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                                      21/00647/B                                     Page  3  of  4

6.2.4 Impact on the character and appearance of the street scene is considered to be minimal. It is concluded therefore that the proposed extension would be in accordance with General Policy 2 of the IOMSP.

6.3 Residential Amenity 6.3.1 It is essential that any proposed residential extensions or alterations account for the siting and proximity of neighbouring dwellings and avoid any unacceptable impacts from overlooking, overshadowing or overbearing. This is set out in General Policy 2 and in the Residential Design Guidance which applies the '20m overlooking rule'.

6.3.2 The proposed additional window and door and the other window alterations proposed on the northwest elevation would increase the overall level of fenestration from the living areas on the ground floor. However, the proposed ground floor windows and door would not introduce any new views from the property when compared with the existing arrangement - including the first floor window above. It is not considered that any unacceptable overlooking risk would result on the properties at the other side of the road, the front elevations of which are well over 20 metres from the northwest elevation of no.46.

6.3.4 Overall, the proposal is considered to be in accordance with General Policy 2 and with the Design Guidance.

7.0 CONCLUSION 7.1 In summary, the proposal is considered to accord with General Policy 2 of the IOMSP, the guidance set out in the Residential Design Guidance, and the land use designation as per the Ramsey Local Plan. No adverse impact has been identified as likely with respect of the appearance of the site and surrounding area, and the residential amenity of the neighbours.

8.0 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.

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Decision Made : Permitted

Date: 30.07.2021

Determining officer Signed : C BALMER

Chris Balmer

Principal Planner

Customer note

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