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22/01473/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/01473/B Applicant : Mr Jason Levingbird Proposal : Renovation works including removal of second floor dormer window, removal of chimney stack, installation of French doors, replacing pitched roof with new flat roof to rear and minor alterations to window and door openings Site Address : 40 Waterloo Road Ramsey Isle Of Man IM8 1DU
Planning Officer: Mr Paul Visigah Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 24.03.2023 __
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 proposal is considered to be in accordance with General Policy 2, Strategic Policy 3 (b) and Environment Policy 42 of the Isle of Man Strategic Plan 2016 in that no unacceptable visual, residential amenity or other impacts were identified.
Plans/Drawings/Information;
This approval relates to the documents and plans submitted 1 December 2022.
__
Interested Person Status - Additional Persons
None __
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Officer’s Report
1.0 THE SITE 1.1 The site is the residential curtilage of an existing terraced house at 40 Waterloo Road situated on the western side of Waterloo Road in the central part of Ramsey. The property is a three storey dwelling with two storey rear outlet leading to a single storey mono-pitch roofed annex extending out to the rear lane and with a single storey pitch roofed extension attached to two storey rear outrigger.
1.2 The two storey rear outrigger to the dwelling has a chimney stack the rises over the roof plane by about 3.63m. The dwelling which has its roof finished in slate tiles has single pitch roofed dormers on the front and rear elevation. All the existing windows are timber sliding sash windows, while the main entrance door is a timber door painted blue.
1.3 There is an undeveloped land situated directly southeast of the existing dwelling. The boundary between this neighbouring site and the application site is formed by a brick and stone boundary wall. The western boundary is formed by mature landscaping which stretches along the entire southern boundary with the Manx Electric railway line.
2.0 THE PROPOSAL 2.1 The proposal seeks planning approval for renovation works including removal of second floor dormer window, removal of chimney stack, installation of French doors, replacing pitched roof with new flat roof to rear and minor alterations to window and door openings.
2.2 The works would include: a. Removal of the pitch roofed dormer and a rooflight on the front roof plane and making good the roof covering. b. Replacing the removed roof light on a slightly offset position on the roof plane. The new velux rooflight would measure 780mm x 980mm. c. Rebuilding the parapet wall on the main roof in front and replace the moulding with new GRP profile to match the existing. d. Removing the chimney on the rear outrigger and making good the roof covering. e. Replacing the pitch roof of the single storey rear extension with a new GRP flat roof. f. Moving a first floor window on the rear outrigger and reducing its height, as well as repositioning the window directly below this window on the ground floor and raising its cill to match the window above (on the southeast elevation). g. Blocking up a window and door on the ground floor southeast elevation of the rear outrigger. h. Installing a new UPVC double glazed French door on the ground floor southwest (rear) elevation of the rear outrigger. The French door would measure 2.1m x 1.6m. i. Creating a new window fenestration at the first floor rear (southwest) elevation of the dwelling to serve the stairs. The new window would be a UPVC double glazed unit (type of window not stated, although it would have 50/50 proportions).
2.3 There would be internal alterations to the dwelling. No trees or mature shrubs would be removed on site to facilitate the development.
3.0 PLANNING POLICY 3.1 The site lies within an area designated on the Ramsey Local Plan of 1998 (Map 2) as Predominantly Residential and outwith Ramsey's Conservation Area. The site is not within a registered tree area and there are no registered trees ion site, although the site is within a High Tidal Flood Risk zone.
3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application:
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3.3 General Policy 2 (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; (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 and (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; (n) is designed having due regard to best practice in reducing energy consumption."
3.4 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".
3.5 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.
3.6 Environment Policy 42 (In part): New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality.
3.7 Strategic Policy 1: Development should make the best use of resources by: (a) optimising the use of previously developed land, redundant buildings, unused and under- used land and buildings, and re-using scarce indigenous building materials; (b) ensuring efficient use of sites, taking into account the needs for access, landscaping, open space(1) and amenity standards; and (c) being located so as to utilise existing and planned infrastructure, facilities and services.
3.8 Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are; Infrastructure Policy 5, Community Policy 11, Community Policy 7 and Community Policy 10.
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, 5.1 on Chimneystacks and Flues, and 7.0 which deal with impact on neighbouring properties are considered relevant to the current scheme.
5.0 PLANNING HISTORY 5.1 The site has not been the subject of any previous planning application.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.
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6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that they 'Do not oppose' in a letter dated 9 December 2022. They find the application to have no significant negative impact upon highway safety, network functionality and /or parking.
6.2 DEFA Inland Fisheries have confirmed that they have no objections to this development from a fisheries perspective (9 December 2022).
6.3 Ramsey Commissioners have no objection to the application (9 January 2023).
6.4 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: a. The potential impacts upon the property and the visual amenities of the street scene; b. Potential impact upon neighbours; and c. Impact on parking/highway safety.
7.2 VISUAL IMPACTS (GP 2, SP 3B & EP 42) 7.2.1 In terms of impacts of the proposed works on the existing dwelling, it is considered that the proposed changes to the dwelling are of a scale and form that would fit seamlessly with the character and appearance of the existing dwelling and site, and would not result in any adverse impacts on the appearance of the existing property. More so, the external works are judged to result in an overall improvement to the appearance of the property.
7.2.2 In assessing the impact of the removal of the rear chimney which is a secondary chimney on the dwelling, it is considered that the primary chimney which is noticeable on the terrace and within the street scene is a key contributor to the character and appearance of the dwellings here, given its design and age. Thus, it is not considered that the appearance of the property would be significantly altered by the removal of a secondary chimney within the rear outrigger, which is considerably hidden from public view. Besides, the property would still retain the primary chimney stack on the main roof plane which contributes to the character of the dwelling. Therefore, the loss of this rear chimney is not considered detrimental to the character and appearance of the property and terrace.
7.2.3 In assessing the impact of the proposed development on the character of the street scene, it is noted that the existing form, massing and design of the property would remain largely unaltered with mild alterations on the exterior of part of the property which would be in keeping with the existing character of the terrace to which it belongs.
7.3 POTENTIAL IMPACT UPON NEIGHBOURING RESIDENTS (GP 2 & RDG 2021) 7.3.1 The component of the application worthy of consideration with regard to impacts on the neighbouring dwellings would be the potential for overlooking. This is hinged on the fact that a new second floor window would be added to the rear elevation of the dwelling. This window is, however, not considered to result in adverse impacts on neighbouring amenity in terms of overlooking as the window would serve the stairs which is not a habitable room.
7.3.2 It is not considered that overbearing impacts or loss of light would result as there would be no increase in the height of the dwellings roof or the roof to the rear outrigger.
7.4 Impact on Parking/Highway Safety (TP7) 7.4.1 With regard to impacts on parking, it is considered that the site provides no parking spaces. However, given the location of the property near the town centre location, and the fact that the property is within close proximity to primary public transportation links, the proposed complies with the provisions within the strategic plan in Appendix 7. More so, the scheme does
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not make any changes that would alter parking arrangements in the area which relies mainly on on-street parking.
7.4.2 Additionally, DOI Highways have reviewed the scheme and stated that they find the development to have to have no significant negative impact upon highway safety, network functionality and /or parking. As such, it is considered that the lack of off street parking provision in this case is acceptable and would not significantly effect on street parking in the locality.
8.0 CONCLUSION 8.1 Overall, it is considered the proposal would be an appropriate level of development which would have no significant impacts upon the visual amenities of the area, or neighbouring amenities. It is also considered that the scheme would not result in significant impact upon parking and highway safety in the area. It is therefore recommended that the application be approved.
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; (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 4(2) who should be given Interested Person Status.
9.3 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot 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: 30.03.2023
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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