88064

==== PAGE 1 ====

                                      23/00080/B                                     Page  1  of  4

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No. : 23/00080/B Applicant : Miss J Fergusson Proposal : Variation of Condition 1 of PA 18/00996/B, Alterations and erection of front and rear elevations, to increase the period of permission by four years Site Address : 1 Premier Road Ramsey Isle Of Man IM8 3AS

Principal Planner: Mr Chris Balmer Photo Taken : Site Visit : Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 21.02.2023 __

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.

C 2. Where shown on the approved drawing No.18 1271/2 Rev A - 'Proposal Drawing', all external facing materials and roofing materials to be used in the development, hereby approved, shall match those of the existing building where appropriate, in respect of their type, colour and finish.

Reason: In the interests of the character and appearance of the site and surrounding area in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.

N 1. The applicants are strongly recommend to undertake the recommendations within Section 4.0 of the submitted Flood Risk Statement.

This application has been recommended for approval for the following reason. Overall, for the reasons indicated it is considered at this stage; again the proposal would have no significant impacts upon private or public amenities and comply with the relevant planning policies of the IOM Strategic Plan and the Ramsey Local Plan.

Plans/Drawings/Information;

==== PAGE 2 ====

                                      23/00080/B                                     Page  2  of  4

This approval relates to the submitted documents and drawing all received on 18.01.2023. __

Interested Person Status - Additional Persons

It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions these do relate to planning considerations:

Flood Management Division (DOI) __

Officer’s Report

1.0 SITE 1.1 The application site is located to the east of Mooragh Lake on Premier Road, which links Park Road to Mooragh Promenade. The application property is a two storey dwelling with a front facing gable and a single storey side extension that juts out perpendicular to the roof of the main property.

1.2 The properties to the west that face onto Park Road appear to be of a similar age to the application property. To the east is three terrace properties that appears to have been an infill.

2.0 PLANNING POLICIES 2.1 The application site is within an area of 'Predominantly Residential' under the Ramsey Local Plan. The site is not within a Conservation Area.

2.2 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:

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."

==== PAGE 3 ====

                                      23/00080/B                                     Page  3  of  4

2.4 Residential Design Guide 2021.

3.0 PLANNING HISTORY 3.1 The previous planning application is considered relevant in the assessment and determination of this application;

3.2 Alterations and erection of front and rear elevations - 18/00996/B - APPROVED

4.0 PROPOSAL 4.1 The application seeks Variation of Condition 1 of PA 18/00996/B, Alterations and erection of front and rear elevations, to increase the period of permission by four years.

5.0 REPRESENTATIONS 5.1 Highway Services make the following comments (01.02.2023): "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking."

5.2 Flood Management Division comment (26.01.2023); "If the Planning Application is successful Please make the mitigation details FRA from the original application (18/00996/B) a condition of this application"

6.0 ASSESSMENT 6.1 The principal issue in the assessment of this application is whether there have been any material planning matters (e.g. policy changes / land used designations / Local Plan adoption / new or altered legislation, and so forth) that have changed since the approval of the last application.

6.3 Since the initial approval, Ramsey Local Plan which designated the site as 'Predominantly Residential' is still relevant and in force. Further, the Isle of Man Strategic Plan 2016 has not been superseded and therefore continue to comprise the Development Plan. The policies contained therein have not been the subject of appeal decisions or decisions related to planning applications that indicate a different approach to those policies should be taken. No new legislation has been brought into force and no objections have been received.

6.5 For information the following report is the Officers report for the previous application (18/00996/B):

"Character and Appearance 6.1 The proposal is to extend the property with a mix of 'traditional' design, which is generally in keeping with the existing property and a more modern approach. The extent of the modern design that will readily be seen from the public highway is modest and will be partially blocked by the proposed single storey extension with the front facing gable, when travelling east on Premier Road. The extension to the rear is unlikely to be seen from any public vantage points.

6.2 The application property is generally of little architectural merit, particularly considering the infill property that is located to the east of the site; this property sits awkwardly next to the application property, sited too close to it and further forward in terms of the building line and being much taller and bulkier with an unsympathetic mansard roof, mews style design and balconies. This property detracts generally from what traditional charm the application property has and being sited further forward than the application property, will block some views of the new extension when travelling west on Premier Road.

Impact to Neighbours 6.3 The closest properties to the application site are 'Cartref' at No.2 Premier Road and No.12 Park Road. 'Cartref' is unlikely to be impacted as the nearest point of this property to the

==== PAGE 4 ====

                                      23/00080/B                                     Page  4  of  4

proposed front extension is the side gable and the proposed rear extension is on the opposite site to this property.

6.4 No.12 Park Road is approx. 14m away from the existing side elevation of the application property; the proposed rear extension includes a partial ground floor extension to this side (west) elevation and includes a new window, a door and a set of patio doors. The proposed window and door serve a utility room (a non-habitable room) and the patio door serves the kitchen/breakfast area (habitable room). As the proposed extension and windows are located at ground floor level, with a boundary between the two properties, the impact in terms overlooking is likely to be worse for the applicant rather than the neighbouring property."

7.0 CONCLUSION 7.1 Overall, for the reasons indicated it is considered at this stage; again the proposal would have no significant impacts upon private or public amenities and comply with the relevant planning policies of the IOM Strategic Plan and the Ramsey Local Plan 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: 22.02.2023

Determining officer Signed : J SINGLETON

Jason Singleton

Principal Planner

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.