DEC Officer Report

Application No.: 21/01505/B Applicant: Mr Gareth Roberts Proposal: Creation of 1st floor extension above existing garage and creation of single storey rear extension and extension of driveway and access Site Address: 12 Auldyn Walk Ramsey Isle Of Man IM8 2TN Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 21.03.2022 _________________________________________________________________

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 the proposal would comply with General Policy 2 of the Isle Of Man Strategic Plan, The Residential Design Guide and the Ramsey Local Plan, not having any significant public or private amenities.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 14.12.2021. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site represents the curtilage of an existing property at 12 Auldyn Walk, Ramsey. This two storey semi-detached property is located to the western side of Auldyn Walk within a residential housing development of similar style dwellings constructed approximately in the last decade.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within a "predominately residential use" under the Ramsey Local Plan. The site is not within a Conservation Area. - 2.2 General Policy 2 of the Strategic Plan is considered applicable, 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:

• (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."

2.3 Residential Design Guide July 2021

3.0 PLANNING HISTORY - 3.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.

4.0 PROPOSAL - 4.1 The application seeks approval for the creation of 1st floor extension above existing garage and creation of single storey rear extension and extension of driveway and access.

5.0 REPRESENTATIONS - 5.1 Highway Services do no object (20.12.2021) - 5.2 Ramsey Commissioners do not object (20.01.2022 & 16.02.2022).

- 6.0 ASSESSMENT

6.1 The key issues relate to the potential visual impact upon the street scene and potential impact upon neighbouring amenities. - 6.2 The proposed rear/side extensions in terms of their design, proportion, siting and finish are appropriate and in keeping with the main dwelling house and would be an acceptable form of development. The rear flat roofed extension has been improved/amended since the initial submission and give a more contemporary design extension, which includes parapet wall and higher quality design/finishes to the elevations. Accordingly, from these respects the proposals would comply with General Policy 2 and the Residential Design Guide 2021. - 6.3 The neighbouring properties most likely to be affected would be Nr 10 to the north of the site. However, given the distance the extension is from this property, the design/height and the existing boundary treatment it is not considered there would be any significant impacts to warrant a refusal. The neighbouring property to the south of the site (Nr 14) again will not be significantly be impacted given the distance / pathway between the properties, and the new side extension would face a gable end wall with no windows within.

7.0 CONCLUSION - 7.1 Overall, it is considered the proposal would comply with General Policy 2 of the Isle Of Man Strategic Plan, The Residential Design Guide and the Ramsey Local Plan, not having any significant public or private amenities and therefore it is recommended that the application be approved.

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 the Head of Development Management 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 : 24.03.2022 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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