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22/00432/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00432/B Applicant : Mr Ralph Cowin Proposal : Erection of a single story garage and living accommodation extension to replace existing garage/workshop Site Address : Greenbanks Mount Auldyn Ramsey Isle Of Man IM8 3PJ
Planning Officer: Mr Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 19.07.2022 __
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. This application is considered to comply with General Policy 2 and paragraph 8.12.1 of the Strategic Plan and Residential Design Guide July 2021.
Plans/Drawings/Information; This approval relates to the documents, location plan and drawing no. AX0002-PL Rev A which have been received on 7th April 2022. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of Greenbank, Mount Auldyn, Ramsey, a two-storey detached dwelling located on the west of the Greenbanks.
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1.2 The house consists of a two-storey pitched-roof main dwelling, a pitched-roof dormer on the front elevation, a single-storey flat-roof garage on the west elevation and a conservatory on the rear elevation.
2.0 THE PROPOSAL 2.1 The proposal is the demolition of the garage and the erection of a single-storey flat-roof side extension with parapets on the west elevation. It will have a single garage on the front and a bedroom and a living room in the middle and the back. The proposal also includes the erection of a decking surrounding the south and east rear end of the new extension.
3.0 PLANNING HISTORY 3.1 There is no previous application considered materially relevant to this application.
4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Predominantly Residential in the Ramsey Local Plan 1998.
4.2 No planning constraint overlaps with the site.
Strategic Policy 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:
Principles of Developments 4.4 General Policy 2, which provides an overall requirement for all development, 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; (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."
4.5 Paragraph 8.12.1 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."
Design 4.6 Strategic Policy 3 and Environment Policy 42 both focus on the visual design of developments, they state that the design should take account of the local materials, character and identity of its immediate locality, in terms of buildings and landscape features. Focused on landscaping.
4.7 Strategic Policy 5 states: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island."
Other 4.8 Community Policy 7 and 10 state that the design of new development must, as far as is reasonable and practicable, pay due regard to existing best practise such as to prevent criminal and anti-social behaviour and outbreak and spread of fire.
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4.9 Infrastructure Policy 5 states that "Development proposals should incorporate methods for water conservation and management measures to conserve the Island's water resources."
PPS and NPD 4.10 No Planning Policy Statement or National Policy Directive is applicable to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 The Residential Design Guide (July 2021) provides guidance on the design of new houses and extensions to an existing property, as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
5.2 RDG 4.8 Extension to Side Elevations sets out key considerations for side elevation extension. These include the potential visual appearance of the extension within the street scene and of the individual dwelling as well as the impact on the amenities of those in neighbouring properties. These impacts can be regulated by designing with the right location, size, and architectural style. The section also specifically mentioned that detached/semi-detached dwellings should avoid a terraced appearance due to two extensions being placed too close to each other.
5.3 RDG 4.11 Roof Terraces, Balconies, Decking and Patios sets out some key considerations. It states that for terraced and semi-detached properties, it is unlikely to be acceptable; and for detached properties, it has to be carefully designed to avoid unreasonable overlooking of neighbouring properties (including gardens). Large separation distance and strategically placed screens may help avoid overlooking but may also cause loss of light or be overbearing to the neighbours. It may also have a visual impact on the street scene and the individual dwelling.
5.4 RDG Chapter 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that development should fit in with the street scene and the building itself.
5.5 RDG Chapter 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy.
6.0 REPRESENTATIONS 6.1 Ramsey Town Commissioners has no objection to this application (24.05.2022).
6.2 Highway Services does not oppose this application (26.04.2022). The comment states that there is no significant negative impact upon highway safety, network functionality and /or parking.
7.0 ASSESSMENT 7.1 The key considerations of this application are its impact on the house itself, on the character and streetscene of the area and on the amenities of the neighbours.
Design of the House Itself 7.2 The side extension is designed in a more contemporary style than the main dwelling. Although the flat roof is not preferable, the existing garage already has a flat roof and the added parapet helps mitigate its impact on the roofscape. Therefore, it is considered that there is no negative impact on the design of the house itself.
Character and Street Scene 7.3 The side extension is a flat roof and would stand out from its surroundings. However, the parapet would reduce this impact to an acceptable level. Therefore, it is considered that there is a neutral impact on the character and streetscene of the area.
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Neighbouring Amenities 7.4 The extension complies with the "45-degree Approach". Therefore, it is considered that there is no concern for overshadowing or overbearing.
7.5 There is no neighbouring property within 20m on the rear elevation. Therefore, it is considered that there is no concern for additional overlooking from the extension and the decking.
8.0 CONCLUSION 8.1 The proposal is considered to comply with General Policy 2 and paragraph 8.12.1 of the Strategic Plan and Residential Design Guide July 2021. Therefore, it is recommended for an approval.
9.0 INTEREST PERSON STATUS 9.1 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 which 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.
9.2 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 : 19.07.2022
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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