DEC Officer Report

Application No.: 22/00794/B Applicant: Mr Ayuk Ntuiabane Proposal: Erection of a Sun lounge extension to rear of property and extension of existing hard standing area to front of property Site Address: 4 Grove Mount Ramsey Isle Of Man IM8 3HQ Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 17.08.2022

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 the relevant policies of the Isle Of Man Strategic Plan - General Policy 2 and Residential Design Guide having no significant adverse impacts upon public or private amenities.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 28.06.2022. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site forms the residential curtilage of 4 Grove Mount, Ramsey which is a detached property, which is located to the southern side of Grove Mount.

2.0 PLANNING POLICIES - 2.1 The application site is within an area of 'Predominately Residential' under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998, hereafter referred to as the Ramsey Local Plan. The site is not within a Conservation Area. - 2.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:- - 2.3 General Policy 2 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."

- 2.4 RESIDENTIAL DESIGN GUIDE 2021

3.0 PLANNING HISTORY - 3.1 There have been a number of previous planning applications in relation to this site; however, only the following is considered relevant in the assessment and determination of this application: - 3.2 Alterations and extensions to dwelling house and widening of driveway - 09/01983/B APPROVED

4.0 PROPOSAL - 4.1 The application seeks approval for the erection of a sun lounge extension to rear of property and extension of existing hard standing area to front of property.

- 5.0 REPRESENTATIONS

5.1 Highway Services have no objection (received on 25.07.2020). - 5.2 Ramsey Commissioners have no objection (received on 26.07.2020).

6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this current planning application are the impacts of the proposed development on the character and appearance of the existing dwelling and upon the visual amenity of the surrounding area and second the potential impact upon neighbouring amenities. - 6.2 With regards to the existing dwelling, the extension is to the rear of the property and would not be especially public visible from the surrounding street scene. It is deemed to respect the main dwellinghouse in terms of the siting, layout, scale and form of buildings and the spaces around without detracting from the character and appearance of the main dwelling. The design, both in terms of scale and character and is judged unobjectionable. It is noted the rear extension would have a flat roof which is generally not supported under the RDG; however, this property and the neighbouring property already have flat roof forms of development (dormers, porched, garages and extensions), being of a 1970's style. Accordingly, the RDG does indicate that in such cases flat roofed extension maybe acceptable. - 6.3 The driveways extension to provide a turning head; would still retain the majority of the garden and therefore this aspects raises no concerns. - 6.4 In terms of impacts upon neighbouring properties (east, south and west of the site) it is not considered there would be any significant adverse impacts upon neighbouring amenities; given the size, height and siting of the extension from neighbouring properties. - 6.5 There are no others concerns raised by the application.

7.0 CONCLUSION - 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan - General Policy 2 and Residential Design Guide having no significant adverse impacts upon 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 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: 19.08.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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