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22/00404/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00404/B Applicant : Mr Steen Heidemann Proposal : Erection of raised terrace area to the rear with under storage and balustrade Site Address : Beach House Stanley Mount East Ramsey Isle Of Man IM8 1NP
Principal Planner: Mr Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 22.06.2022 __
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.
C 2. Within one month of the decision notice full details of soft landscaping shall be submitted to and approved in writing by the Department and these works shall be carried out as approved. Details of the soft landscaping works include details of new planting along the entire boundary wall with The Nook showing, type, size (when planted and likely height when matured) and position of each. All planting, seeding or turfing comprised in the approved details of landscaping must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the decking, whichever is the sooner. Any trees or plants which die or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species.
Reason: To ensure the provision of an appropriate landscape setting to the development.
This application has been recommended for approval for the following reason. It is considered the proposal would not have a significant impact upon public or private amenities and therefore complies with General Policy 2 of the Isle of Man Strategic Plan 2016 and Residential Design Guide 2021.
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Plans/Drawings/Information;
This approval relates to the submitted documents and drawing all received on 30.03.2022. __
Interested Person Status - Additional Persons
It is recommended that the following persons should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
The owner/occupier of The Nook, Stanley Mount East, Ramsey as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status. __
Officer’s Report
1.0 THE APPLICATION SITE 1.1 The application site is the residential curtilage of Beach House a part three storey/part two storey dwelling (roadside frontage) sited to the eastern side of Stanley Mount East and to the southwest of the Queens Pier within Ramsey. To the rear, given the topography of the land the property is part three/part four storeys in height. The dwelling is traditional in appearance; albeit facility unusual in design. The main section of the dwelling is the three/four storey central section, which is flanked on either side by one/two storey wings (approved works are currently being undertaken to the southern gable elevation single and two storey extension). The dwelling includes a number of traditional features which includes ornate detailing around the traditional sliding sash windows and main entrance; a large chimney stack running through the centre of the dwelling and being finished in painted render with a slate roof.
1.2 To the north of the dwelling is a large yard/garden area which is enclosed by a painted render wall which continues along the rear boundary (seaward side and east elevation) and along the southern boundary which is adjoining the neighbouring property The Nook.
2.0 THE PROPOSAL 2.1 This application seeks approval for the erection of raised terrace area to the rear with under storage and balustrade. The proposal would replace the existing decking.
3.0 PLANNING HISTORY 3.1 The following previous planning application is considered relevant in the assessment and determination of this application;
3.2 Alterations, erection of extensions and additional use of residential dwelling as tourist living accommodation - 19/00176/B - APPROVED at appeal.
3.3 Alterations and erection of extensions - 08/00807/B - APPROVED.
3.4 Minor Changes application to PA 19/00176/B involving alterations to external appearance - 21/00670/MCH - SPLIT DECISION
4.0 PLANNING POLICY 4.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Ramsey Local Plan. The site is not within a Conservation Area.
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4.2 In terms of the Strategic Plan (2016), General Policy 2 (GP2) is the most relevant and states in part, "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; (e) does not affect adversely public views of the sea; (g) does not affect adversely the amenity of local residents or the character of the locality;
4.3 Residential Design Guide 2021
5.0 REPRESENTATIONS 5.1 Ramsey Commissioners have no objection (22.04.2022).
5.2 Highway Services comment there is no highway interest (08.04.2022).
5.3 The owner/occupier of The Nook, Stanley Mount East, Ramsey has objected to the application which can be summarised as (19.04.2022); The raised decking area proposed would be too high and create overlooking from the garden of Beach House; and I question the accuracy of the drawings and the existing wall heights indicated.
6.0 ASSESSMENT
6.1 The main issues to consider in the assessment of this planning application are;
CHARACTER AND APPEARANCE 6.2 The proposed decking to the rear of the property and behind/lower than the boundary wall is such that it will not be apparent from public views, either from the Promenade, adjacent public footpath or the beach. Notwithstanding this, the design, layout and finishes are appropriate and in keeping with the existing traditional property. The works also represent an improvement over the existing decking.
NEIGHBOURING AMENITY 6.3 Generally, the primary consideration with decking is the potential overlooking towards neighbouring properties. It is noted that form the existing decking, especially towards the rear boundary aspect, there are already views achieved towards the rear garden/elevation of The Nook if one chose to stand in that position. In reality this is unlikely and a reasonable person would more likely utilise the centre of the decked area and would take advantage of sea views which are achievable form the site. However, it is noted that there is a level of existing level of mutual overlooking between the application site and The Nook, namely form rear windows at first floor levels.
6.4 The new proposals includes a upper and a lower decking areas and initially there could be concern of an increase level of overlooking occurring. In terms of the upper decking the boundary wall (which is proposed to remain as is) with The Nook measures approximately between 1.1m and 1.8m in height. Generally the Department would seek a wall/fence of 1.8m in height to prevent any overlooking. However, in this case while part of the wall would be below this, the majority of the useable decking area is set 1.85m away from the boundary wall. This allows for a reasonably sized area for landscaping to be planted, which is proposed and also the staircase down to the lower decked area. It is considered this arrangement and with a landscaping condition attached would overcome any significant level of overlooking to warrant a refusal.
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6.5 The lower decked area would be an improvement over the existing situation. The newer lower decking area would be at the same floor level as the existing. Further, a landscaping strip of between 0.9m and 1.6m wide would be introduced along the boundary wall, which currently does not exist currently. Again this will not only help in being able to introduced planting to help mitigate any overlooking, bit also moves the decking away from the boundary wall which again helps in reduce the level of overlooking which currently can be achieved.
6.6 Accordingly, it is not considered the proposed decking would have a significantly greater impact to neighbouring amenities to warrant a refusal.
7.0 CONCLUSION 7.1 For the above reasons the proposal is considered the proposal would not have a significant impact upon public or private amenities and therefore complies with General Policy 2 of the Isle of Man Strategic Plan 2016 and Residential Design Guide 2021. The application is recommended for an approval.
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 : 24.06.2022
Determining officer Signed : S BUTLER
Stephen Butler
Head of Development Management
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