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23/00169/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 23/00169/B Applicant : Mr Mark Inman Proposal : Removal of a flat roof structure and the construction of a single storey extension with alterations to provide accommodation for a kitchen diner, utility and integral garage Site Address : Lane End Glen Auldyn Ramsey Isle Of Man IM7 2AD
Planning Officer: Mr Peiran Shen Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 17.04.2023 __
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 comply with General Policy 2 and Paragraph 8.12.1 of the Strategic Plan and Residential Design Guide 2021.
Plans/Drawings/Information; This approval relates to the documents and drawing no. 7289-000, 7289-001, 7289-002, 7289- 003 which has been received on 15th February 2023. __
Interested Person Status - Additional Persons
None __
Officer’s Report
1.0 THE SITE
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23/00169/B Page 2 of 4
1.1 The site is the residential curtilage of Lane End, Glen Auldyn, Ramsey, a two-storey detached dwelling located to the north of Glen Auldyn and just south of the Ramsey Golf Course.
1.2 The house consists of a two-storey pitched-roof main dwelling with a number of extensions, including a single-storey flat-roof side extension and a single-storey mono-pitched- roof rear extension.
2.0 THE PROPOSAL 2.1 The proposal is the demolition of the existing single-storey side and rear extension and the erection of a single-storey mono-pitched-roof double garage on the side of the main house. The proposal also include a single-storey mono-pitched-roof rear extension in connection with the new garage.
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 1982 Development Plan.
Strategic Policy 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o Strategic Policy 3, 5 o Paragraph 4.3.11 o General Policy 2 (b) (c) (g) (m) (n) o Paragraph 8.12.1 o Environment Policy 42 o Transport Policy 7 o Appendix 7.6 o Community Policy 7, 10 o Infrastructure Policy 5
PPS and NPD 4.3 There is no planning policy statement or national policy directive considered materially relevant to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 The Residential Design Guide (July 2021) contains the following guidance that are considered materially relevant to the assessment of this current planning application: o Section 4.8 Side Extensions o Chapter 5 Architectural Details o Chapter 7 Impact on Neighbouring Properties
6.0 REPRESENTATIONS 6.1 Lezayre Parish Commissioners has no objection to this application (06.03.2023).
6.2 DoI Highway Services does not oppose this application (16.03.2023). The comment states that there is no significant negative impact upon highway safety, network functionality and/or parking.
7.0 ASSESSMENT Point of Clarification
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23/00169/B Page 3 of 4
7.1 The agent has confirmed by email on 18th April 2023 that the air source heat pump (ASHP) showing in the proposed plan will comply with Class 23A of the Permitted Development Order. Therefore, it will not be assessed in this application.
Elements of Assessment 7.2 The key considerations of this application are its impact on the house itself, on the character and streetscene of the area, and the amenities of the neighbours.
Design of the House Itself 7.3 The proposed extension has a roofscape that fits in with the existing one. Therefore, it is considered to have a neutral impact on the character of the house.
Character and Streetscene 7.4 The proposed extension is considered to have no impact on the character and streetscene of the area.
Neighbouring Amenities 7.5 The proposed extension is single-storey so it is considered not have an overbearing or overshadowing impact on neighbouring properties.
7.6 The new vantage points are more than 20m from the neighbouring properties so it is considered that there is no additional overlooking concern.
8.0 CONCLUSION 8.1 The proposal is considered to comply with General Policy 2, Transport Policy 7 and Paragraph 8.12.1 of the Strategic Plan and Residential Design Guide 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 Director of Planning and Building Control 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.
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23/00169/B Page 4 of 4
Decision Made : Permitted Date : 19.04.2023
Determining officer
Signed : J CHANCE
Jennifer Chance
Director of Planning and Building Control
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