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22/01442/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/01442/B Applicant : Mr Michael Shimmin Proposal : Replace window with door on existig extension at rear of property and install window in ensuite at rear of property (retrospective) Site Address : 8 Westlands Close Ramsey Isle Of Man IM8 3PU
Planning Officer: Mr Paul Visigah Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 14.02.2023 __
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 application is considered to have acceptable visual and amenity impacts and accords with General Policy 2 of the Isle of Man Strategic Plan 2016 and the principles of the Residential Design Guide.
Plans/Drawings/Information; This approval relates to the submitted documents and drawings all received on 14.11.2022. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE
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1.1 The application site is the residential curtilage of 8 Westlands Close, Ramsey, a bungalow located on the eastern side of the highway which ends in a cul de sac. The existing dwelling is finished in a painted render with interlocking red tiles on the roof. The windows to the dwelling are all top hung UPVC casement windows.
1.2 The attached garage sits to the left of the front elevation of this property which has a driveway with an entry and exit point around an island serving as a plant bed. The application site is set back from the roadside with parking adjacent to the dwellinghouse.
1.3 The rear garden has mature landscaping and trees on all sides which offers significant screening to most parts of the rear garden, although views could be achieved through the existing gaps on the boundary treatment.
2.0 THE PROPOSAL 2.1 Planning approval is sought to replace window with door on existing extension at rear of property and install window in ensuite at rear of property (retrospective). The new window and door are to be white UPVC double glazed units.
3.0 PLANNING POLICIES 3.1 The application site is located within an area designated as "Predominantly Residential" on the Ramsey Local Plan, and the site is not within a Conservation Area. The site is not prone to flood risks or within a registered tree area and there are no registered trees on site, although the site abuts a wooded area to the east.
3.2 Given the nature of the proposed development and the site location, the following Strategic Plan policies are considered relevant:
3.3 General Policy 2 (GP2) (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; (g) does not affect adversely the amenity of local residents or the character of the locality; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (n) is designed having due regard to best practice in reducing energy consumption.
3.4 Strategic Policy 3: Proposals for development must ensure that the individual character of our towns and villages is protected or enhanced by: (b) having regard in the design of new development to the use of local materials and character.
4.0 OTHER MATERIAL CONSIDERATIONS 4.1 Whilst not adopted planning policy, DEFA's Residential Design Guidance is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and householder extensions". Sections 2.0 on sustainable construction and 7.0 which deal with impact on neighbouring properties are considered relevant to the current scheme.
5.0 PLANNING HISTORY 5.1 The application site has been the subject of the following previous planning applications which are considered relevant in the assessment of this application in that they have resulted in the current form and appearance of the existing dwelling which the current application seeks to alter.
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5.2 These are: o PA 97/01617/B for Conversion of garage into additional living accommodation and erection of new garage - Approved. o PA 03/00696/B for Erection of a conservatory to rear elevation - Approved. o PA 12/00049/B for Erection of an extension to dwelling - Approved. o PA 15/00693/B for Erection of a single storey extension to rear elevation - Approved. o PA 17/00884/B for Replacement of existing glazed conservatory roof with tiles - Approved.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is 'No Highway Interest' in a letter dated 25 November 2022.
6.2 Ramsey Town Commissioners have no objection to the application (9 January 2023).
6.3 No comments have been received from neighbouring properties.
7.0 ASSESSMENT 7.1 The fundamental issues to consider in the assessment of this planning application are the visual impact of the proposed development on the character and appearance of the existing dwelling and surrounding area and street scene, and the potential impacts on neighbouring amenity.
7.2 In terms of the impacts of the works on the existing dwelling, it is considered that the proposal would involve the use of materials that would be in keeping with the existing door and window units on the dwelling. Also, the design of the new units would ensure the fit in with the built fabric on site. Additionally, the proposed works are contained to the rear with limited view from public perspective. Therefore, it is considered that the overall appearance of the dwelling will remain largely unchanged and the modifications from the existing openings to the new openings will not result in adverse impacts on the appearance of the existing dwelling.
7.3 As the new window and door are not visible to the public, it is considered that there is no negative impact on the character and appearance of the street scene of Westlands Close.
7.4 With regard to impacts on neighbours, it is considered that the proposal would not alter the existing arrangement with the adjacent neighbours to the rear given the existing boundary treatment which offers some screening, and the distance between the new fenestrations and the neighbouring properties at the rear which is more than 32m. As well, the works being at ground floor level would serve to further diminish any impacts that could result.
8.0 CONCLUSION 8.1 Overall, it is concluded that the planning application would accord with the aforementioned policies of the Isle of Man Strategic Plan 2016 and is recommended for approval.
9.0 INTERESTED 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;
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(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.
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 in Article 6(4) 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: 17.02.2023
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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