**Document:** DEC Officer Report
**Application:** 21/01223/REM — Reserved matters application in association with PA 20/01401/A for the erection of a 3 storey dwelling and associated access
**Decision:** Permitted
**Decision Date:** 2022-08-24
**Parish:** Lezayre
**Document Type:** report / officer_report
**Source:** https://planningportal.im/a/24633-lezayre-6-summerland-seamount-road-reserved-matters/documents/1031720

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# DEC Officer Report

## PLANNING OFFICER REPORT AND RECOMMENDATION

**Application No.:** 21/01223/REM
**Applicant:** Mr Ian Craine
**Proposal:** Reserved matters application in association with PA 20/01401/A for the erection of a 3 storey dwelling and associated access
**Site Address:** Land To Rear Of 6 Summerland Seamount Road Ramsey Isle Of Man IM8 2HT Principal Planner: Mr Chris Balmer
**Photo Taken:** 23.03.2022
**Site Visit:** 23.03.2022
**Expected Decision Level:** Planning Committee
**Recommended Decision:** Permitted
**Date of Recommendation:** 15.08.2022

## 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.

- C 2. Notwithstanding the provisions of the Town and Country Planning (Permitted Development) Order 2012 (or any Order revoking and/or re-enacting that Order with or without modification) no extension, enlargement or other alteration of the dwelling(s) hereby approved, other than that expressly authorised by this approval, shall be carried out, without the prior written approval of the Department. Reason: To control development in the interests of the amenities of the surrounding area.
- C 3. The development hereby approved shall not be occupied or operated until the means of vehicular access has been constructed in accordance with the approved plans, and shall thereafter be retained for access purposes only. Reason: In the interests of highway safety.
- C 4. The visibility splays identified on Drawing 21 1567 04 REV A shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction exceeding 1050 mm in height above adjoining carriageway level.

- Reason: In the interests of highway safety.
- C 5. Prior to the occupation of the dwelling the Swift bird boxes as shown on Drawing 21 1567
- 06 REV shall be installed and ready for use and retained thereafter. Reason: In the interest of biodiversity on site.

- C 6. All planting, seeding or turfing comprised in the approved details of landscaping drawing 21 1567 06 REV A must be carried out in the first planting and seeding seasons following the completion of the development or the occupation of the hereby approved dwelling, whichever is the sooner. Any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased must be replaced in the next planting season with others of a similar size and species. The hard landscaping works shall be completed in full accordance with the approved details as shown on drawing 21 1567 06 REV A prior to the first use of the dwelling. Reason: To ensure the provision of an appropriate landscape setting to the development.
- C 7. The garage hereby approved shall at all times be made available for the parking of private motor vehicles(s) and cycle parking shall be retained available for such use. Reason: To provide adequate off-street parking and cycle provision.

This application has been recommended for approval for the following reason.

It is considered the proposal would not have a significant impacts upon public or private amenities for the reason outlined within this report and therefore comply with the relevant planning polices of the IOMSP, Residential Design Guide and the Ramsey Local Plan.

Plans/Drawings/Information; This approval relates to the submitted documents and drawings reference numbers all received;

18.10.2021 01 (Measured Survey)

- 21 1567 05

## 27.04.2022 21 1567 01 REV A

## - 21 1567 03 REV A - 21 1567 04 REV A

08.08.2022

## - 21 1567 06 REV A _______________________________________________________________

## Interested Person Status

Additional Persons

It is recommended that the following persons should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):

Owner/Occupier of 1 Seamount Road, Ramsey as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status (July 2018).

It is recommended that the following persons should not be given Interested Person Status as they are not considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):

The Owner/Occupier of 6 Summerland, Ramsey as they do not refer to the relevant issues in accordance with paragraph 2C of the Policy or as they have not explained how the development would impact the lawful use of land owned or occupied by them and in relation to the relevant issues identified in paragraph 2C of the Policy, as is required by paragraph 2D of the Policy. _____________________________________________________________________________

## Officer’s Report

THE PLANNING APPLICATION IS BEFORE THE PLANNING COMMITTEE AS THERE HAS BEEN AN OBJECTION FORM THE LOCAL AUTHORITY CONTRARY TO THE RECOMMENDATION

1.0 THE SITE - 1.1 The application site is the land to the rear of No.6 Summerland Road Ramsey. This plot of land fronts onto Seamount Road and is flanked by two existing properties. To the west "Summerlands" and to the east, No.1 Seamount Road. At present the site features a dropped kerb opposite a garage door and pedestrian width door. The boundary with the pavement is approx.2.0m+ high concrete wall. The inside of the site is not visible from the highway. The area is mostly over grown with and garden sheds insitu that is accessible from the rear gardens of No.6 Summerland Road. - 1.2 The area is characterised by a number of different styles of properties, to the north two story semi-detached dwellings; to the east a pair of semi-detached properties three stories high finished in red brick with bay windows and ornamental detailing, to the south two story terraced properties in rendered finish; to the west, across from Queens Pier Road are two storey semi-detached properties and a single detached dwellinghouse. The area is typically residential with parking on the highway to the front of properties.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the Reserved Matters application in association with PA 20/01401/A for the erection of a 3 storey dwelling and associated access. - 2.2 The proposed dwelling three storeys in height of traditional proportion and form with pitched roof above. The window fenestration and finishes are more contemporary design. Two off road parking space are found at ground floor level within the integral garage which have direct access onto Seamount Road. The access arrangements for this development where approved under 20/01401/A (on the 25.05.2021). - 2.3 The proposed dwelling would have a maximum width of 10.1m, a depth of between 8.6m and 10.1m and a height of between 10.2m and 11.1m. - 2.4 The proposed dwelling would accommodate 3 bedrooms at first floor level with the primary living space at second floor comprising open plan kitchen living and dining area with a separate lounge and utility room. Ground floor level would accommodate the garage, bike storage area and plant/utility room.

3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is within an area recognised as being predominately residential use under the Ramsey Local Plan 1998. The site is not within a designated Conservation Area or within an area identified as being at floor risk from tidal or surface water flooding.

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: - 3.3 Strategic Policy 1 states: "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."

3.4 Strategic Policy 2 states: "New development will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(2) of these towns and villages. Development will be permitted in the countryside only in the exceptional circumstances identified in paragraph 6.3." - 3.5 Strategic Policy 4 (in part) Proposals for development must: (b) protect or enhance the landscape quality and nature conservation value of urban as well as rural areas but especially in respect - 3.6 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 watercourses;
- (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."

3.7 Housing Policy 4 states: "New housing will be located primarily within our existing towns and villages, or, where appropriate, in sustainable urban extensions(1) of these towns and villages where identified in adopted Area Plans: otherwise new housing will be permitted in the countryside only in the following exceptional circumstances:

- (a) essential housing for agricultural workers in accordance with Housing Policies 7, 8, 9 and 10;
- (b) conversion of redundant rural buildings in accordance with Housing Policy 11; and

- (c) the replacement of existing rural dwellings and abandoned dwellings in accordance with Housing Policies 12, 13 and 14."

3.8 Environment Policy 42 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. Inappropriate backland development, and the removal of open or green spaces which contribute to the visual amenity and sense of place of a particular area will not be permitted. Those open or green spaces which are to be preserved will be identified in Area Plans. - 3.9 The text preceding Environment Policy 42 gives helpful guidance for new development within existing settlements with respect to protecting the character and identity of the streetscene; "In terms of existing settlements, in both rural and urban areas, new development will be expected to follow the following design principles. Development will need to:

- i. be of a high standard of design, taking into account form, scale, materials and siting of new buildings and structures;
- ii. be accompanied by a high standard of landscaping in terms of design and layout, where appropriate;
- iii. protect the character and amenity of the locality and provide adequate amenity standards itself;
- iv. respect local styles; and
- v. provide a safe and secure environment."

3.10 Transport Policy 4: The new and existing highways which serve any new development must be designed so as to be capable of accommodating the vehicle and pedestrian journeys generated by that development in a safe and appropriate manner, and in accordance with the environmental objectives of this plan. - 3.11 Transport Policy 7: The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7.

4.0 PLANNING HISTORY - 4.1 The application site has been the subject of a previous planning application which is considered specifically material to the assessment of this current planning application; - 4.2 Approval in Principle for the erection of a dwelling and addressing matters of access and parking - 20/01401/A - APPROVED on 25.05.2021 with the following; "C 1. Application for approval of all of the reserved matters shall be made to the Department before the expiration of two years from the date of this approval. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice or the expiration of two years from the date of approval of the last of the reserved matters, whichever is later.

Reason: To comply with article 26 of the Town and Country Planning (Development Procedure) Order 2019.

- C 2. Approval of the details of siting, design, external appearance of the building[s], internal layout of buildings, site layout, drainage, and landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Department in writing before any development is

commenced and the development shall only be carried out in accordance with the details as approved.

Reason: To comply with the Town and Country Planning (Development Procedure) Order 2019.

- C 3. Any future Reserved Matters application shall also include the following details:

- i. Bicycle, EV charging points and car parking provisions in accordance with the adopted standard
- ii. Waste bin storage and collection. Reason: In the interests of highway safety.

- C 4. Plans and particulars of the reserved matters referred to in condition 2 shall include details of;

- (a) the surface treatment of any roadways and other parts of the site which will not be covered by buildings;
- (b) all external materials to be used in the development;
- (c) existing and proposed ground and floor levels;
- (d) foul and surface water drainage.
- (e) integrated measurers to support bio-diversity. Reason: in the interest of the character of the area

- C 5. Prior to the occupation of the dwelling the driveway and means of vehicular access identified on "highways access drawing ref 04/A"; shall be constructed in accordance with the approved plans and thereafter kept permanently clear of any obstruction. Reason: In the interests of highway safety.
- C 6. Prior to the occupation of the dwelling, the landscaping as proposed by the reserved matters condition 2 under landscaping of the site, shall be installed and retained thereafter. REASON: In the interest of bio-diversity off the site and that of the surrounding area.
- C 7. Prior to the occupation of the dwelling, the landscaping as proposed by the reserved matters condition 2 under landscaping of the site, shall be installed and retained thereafter. REASON: In the interest of bio-diversity off the site and that of the surrounding area."

5.0 REPRESENTATIONS (in brief, full representation can be read online) - 5.1 Ramsey Town Commissioners object to the application (24.05.2022); "The Board considered this application at their Board Meeting of the 18th May 2022 and it was felt that this application goes against General Policy 2 (b & c) of the IOM Strategic Plan 2016 in that it does not respect the site and surroundings in terms of siting, layout, scale, form, design and landscaping of the buildings and the spaces around them. It also adversely affects the character of the surrounding landscape or townscape." - 5.2 DOI Highways Services comment (11.11.22):

"Approval in principle siting means of access and parking was permitted under 20/01401/A. The plans submitted under this application reflect those approved in the previous application, and as such are acceptable to Highway Services.

The proposed garage is of sufficient size to accommodate two vehicles. The applicant has now provided an electric vehicle charging point within the garage, supporting the Island's sustainable travel goals. An area designated for bicycle/bin storage has been identified in the ground floor plans to the rear of the garage. This storage area measures approximately 2.9m by 0.9m. In order to meet the bicycle parking standards in Manual for Manx Roads the area must provide three bicycle spaces. With no further detail on the type of bicycle parking to be used in this area, and that the area is to be used for bin storage too, Highway Services believe this area is too small to provide both bicycle and bin storage as proposed. However, with a garage depth of 6.3m there is sufficient room to park bicycles at the rear of the garage, whilst not impeding on the vehicle parking. Highway Services will accept bicycle parking to be allocated in the garage therefore leaving the designated storage area for bins.

As stated under PA 20/01401/A, the alteration to the highway, in the form of extending an access and the dropped kerbs, will require a Section 109(A) Highway Agreement to be made post planning consent.

From the measured survey provided, the levels at the connection of the driveway and the highway look broadly similar, and it is difficult to tell if surface run-off drainage will be necessary to prevent water from flowing onto the highway. The use of, and subsequent details for, any surface water drainage system will need to be assessed and approved by the Highway Service's Drainage Team.

The proposal raises no significant road safety or highway efficiency issues. Accordingly, Highway Services raise no objection to the proposal subject to bin and bicycle storage being separate (within the garage in the case of bicycle storage) in order to fulfil the storage requirements. An advisory for a S109(A) Agreement to apply too."

5.3 DOI Highway Services Drainage comment (03.05.2022); " Further to the revised Ground Floor Plan 21-1567-02 Rev A submitted to Planning for the above application. We are now satisfied with the inclusion of a linear drainage channel to prevent surface water runoff from the private hardstanding area draining onto the public highway" - 5.4 Manx National Heritage commented (11/05/22) they have no objection but not removal of scrub/bushes and this should be done outside bird nesting season. - 5.5 Inland Fisheries Manager (DEFA) comments (23.05.2022); "I can confirm that DEFA Fisheries have no concerns in relation to this development from a fisheries perspective. This is due to the nature of the works and nearby watercourse. As the proposed works are in close proximity to the watercourse, precautions will be needed to reduce the possibility of harmful materials such as concrete or washings entering the watercourse." - 5.6 Ecosystems Policy Officer (DEFA) comments (08.08.2022); "I can confirm that I am happy with the updated landscaping details." - 5.7 The owner/occupier of 1 Seamount Road, Ramsey (Including comments from their agents) object to the amended application which can be summarised as (16.05.2022);

- o Whilst the amendment is considered a marginal improvement it does not go far enough to allay concerns or to adequately reduce the impact on 1 Seamount Road;
- o The Amended Ground Floor Plan, 21 1567/02/A, indicates window positions within the annex of 1 Seamount Road in plan format. This drawing does not accurately reflect window positions within that rear annex at upper levels;

- o The rear bedrooms contained within the annex of the dwelling currently enjoy a clear aspect to the south-west and are benefit from full afternoon and evening sunlight;
- o The extent of the projection overlaps entirely with one window of the habitable room and is within a 45 degree line of a second window serving that room;
- o The proposal indicates as raised walkway at ground floor level. The design of this walkway could its use as an outside seating area resulting in a loss of privacy;
- o The rear garden, private amenity space, of 1 Seamount Road currently benefits from full uninterrupted sunshine from the south, south-west and west from before mid-day to sunset each day. By virtue of its height the proposed dwelling would restrict that sunlight until late afternoon / evening of each day;
- o The objection is confirmed as being: Overbearing bearing impact to the rear of no 1 Seamount Road, Loss of light to outside amenity space, Negative impact on the outlook from habitable rooms, Loss of light to habitable rooms contained to the rear and rear annex of no 1 Seamount Road, Invasion of privacy to habitable rooms.
- o The scheme as presented contravenes the IOM Strategic Plan; General Policy2; (b) & (g); and
- o The scheme as presented contravenes the guidance given in the Residential Design Guide July 2021;

- 5.7.1 Additional objections/comments from the Owner/Occupier of 1 Seamount Road, Ramsey (Including comments from their agents ) to the initial application can be found online being dated (16.11.2021, 07.01.2022 & 11.01.2022). However, the following summarised comments include;

- The intention is that the house will become their family home for their children & grandchildren to all to enjoy.; o Works to the property will also include outside landscaping works which will see an increased usage of the outside areas; and o We feel it important that consideration of the development next door should allow for this greater use of the outside spaces and not be based on current usage after they recent inherited the property.

5.8 The owner/occupier of 6 Summerland, Ramsey make no comments on the merits of the application only state; "I apply for Interested Party status" (17.05.2022).

## - 6.0 ASSESSMENT

6.1 The fundamental issues to consider in the assessment of this planning application are;

- (i) The principle of the proposal; (SP1,2, & HP4);
- (ii) Potential impact on the neighbouring residents living conditions; (GP2);
- (iii) Potential impact upon visual amenities of the street scene (GP2);
- (iv) Potential impact on highway safety for access/parking (Tp4,7); and
- (v) Potential impact on bio diversity (SP4b).

- (i) The principle of the proposal

6.2 As outlined within the planning policy section of this report, the site is designated as predominately residential use and therefore the proposal for residential development is acceptable in terms of complying with the land-use designation. Further, approval in principle has been accepted for a single dwelling on the site. - 6.3 Strategic Policy 1, 2 identify areas of development to be located, generally within existing towns and villages. It can be agreed that this part of Ramsey is within an existing town and would be considered to accord to Strategic Policy 1, 2, as a sustainable site within a designated town to develop. This approach is further echoed within HP4. - 6.4 This is not an automatic reason to allow the planning application, as further material planning matters as indicated previously need to be considered, to determine if this proposed dwelling on the site is appropriate.

- (ii) Potential impacts on the neighbouring residents living conditions

6.5 The second issue relates to the potential impact of the development upon the residential amenities of neighbouring properties. Given the site is surrounded on three sides by neighbouring residential properties; namely 1 Seamount Road to the east of the site, 6 Summerland to the north and Summerlands to the west of the site, these are the properties most likely to be affected by the development. The proposal will have an impact on each of these properties, the questions is whether the impacts are so adverse it warrants a refusal of the application. 1 Seamount Road - 6.6 In relation to 1 Seamount Road, this property is a traditional Victorian semi-detached property which is three stores to the front and rear elevations; albeit the rear outrigger is set at a slightly lower to the main dwelling house. Currently a stone boundary wall runs along the shared boundary with the site. The property has a rear garden. Within the rear elevation of the main dwelling house are three rear windows, at GF, 1st and 2nd floors. These windows face north. Within the rear outrigger there are two windows at lower GF level, three windows and a door at GF level and three windows at 1st floor level. These windows within the side of the rear outrigger all face directly towards the site. - 6.7 The proposed dwelling would be sited in the main parallel with the gable end elevation (west) of 1 Seamount Road, leaving an approximate 1.8m gap between the two properties. There are no gable windows within the main dwelling house of Nr 1, and therefore the gable end of the new dwelling adjacent to the gable end of Nr 1 raises no concern. - 6.8 The main aspects are the potential for loss of light and/or the proposal resulting in an overbearing impact upon neighbouring amenities. - 6.9 Visiting 1 Seamount Road it was evident that there are a number of windows within the rear elevation of the main dwelling house and within the side elevation of the rear outrigger that will be impacted by the development. This was certainly the cases when the application was initially submitted, but following discussions with the applicants the proposal has been amended to try response to the concerns raised. This in the main includes the reduction of the width of the rear outrigger that is proposed to projection from the rear elevation of the main dwelling house of the proposal. This rear outrigger which is three storeys in height has been stepped, so it projects further back into the site, the further away from 1 Seamount Road it is. Accordingly the rear outrigger measures between 16m and 22m from the nearest and furthest window within the side outrigger of Nr 1. - 6.10 The windows within the side outrigger of 1 Seamount Road consists mainly of bedrooms (habitable rooms), bathrooms (non-habitable rooms), workshop/store (non-habitable room) and a study (habitable). None of the rooms are primary habitable rooms, these rooms being within the main dwelling house. Overall, with the amended plans which move development away from these windows, they are not primary habitable rooms and the distance retained between the proposal and Nr 1; it is considered the impacts upon these rooms in terms of light and outlook would not be so significant to warrant a refusal. - 6.11 The three windows (GF,1st & 2nd) within the rear of the main dwelling houses which serve the primary habitable rooms (living/dining rooms & kitchen) to the property are not considered to be impact significantly by the development, namely following the amended plans which moved the rear outrigger of the proposal away from these windows and fall well outside the 45 degree rule. - 6.12 The owner/occupant of 1 Seamount Road mention an annex within this property. It should be noted this was not in place when visiting the site and planning permission may also be required for such works which has not been sought at the time of writing this report. Accordingly, this assessment is based on what currently exists and is lawful.

6.13 Arguably, the main impact of the proposal is upon the rear garden of 1 Seamount Road. There will be a reduction in direct sun light to the rear garden of 1 Seamount Road given the height of the proposal and its location to the south of the rear garden (suns orientation east to west). Visiting 1 Seamount Road it was clear the part of the garden which received the most sun was the northern most part of this garden (patio chairs/patio). Between this area and the back of the dwelling was garden (lawned) and patio area (bbq area) immediately to the rear of the rear outrigger. Visiting the property (23rd March between 1pm and 1.45pm) the suns position and orientation was noted. The period when the potential for loss of sun would be approximately late morning to early afternoon periods, given the new dwelling's position in relation to the suns orientation. However, the proposed roof ridge being (approximately same as eves level of Nr 1) and the suns position, it is likely loss of light to the main rear garden would not be significant to warrant a refusal; albeit, it is acknowledged that some light will be lost, especially during winter periods when the sun is lower in the sky. - 6.14 There would be light lost to the side yard area which runs from the rear elevation of the main dwelling house to the start of the rear garden (parallel with shared boundary wall with site); however, this space is not the main amenity space for the property, nor likely to be irrespective of the application. This area is already in shade given existing tree coverage on the site, which is proposed to be removed and also by the existing property Nr 1. 6 Summerland - 6.15 This property is located to the north of the site. Given the proposed dwellings design (including window design to rear elevation mentioned previously), scale, size, siting and distance retained between the two properties; it is not considered there would be any significant impacts to warrant a refusal. Summerlands - 6.16 This property is located to the north west of the site and shares the western boundary of the site. The ground level of this property is below that of the site. The main primary windows to this property are understood to be the south east and south west elevations, i.e. elevations that do not face towards the site. The proposal would not cause any significant impacts upon overbearing impacts upon outlooks or loss or privacy. Again there maybe some loss of directly sun light during late morning periods; albeit some light would be lost by the existing property 1 Seamount Road, given its position, height and ground level which is above that of Summerlands. As with the impacts upon the other existing properties, there will be an impact; however, it is not considered the impacts to be so significant warrant a refusal. - 6.17 Overall, in relation to the impacts upon neighbouring properties it is considered 1 Seamount Road is potentially most affected by the development; albeit for the reasons outlined it is considered the proposal would not result in significantly, overlooking resulting in a loss of privacy, overbearing impact upon outlooks and/or loss of light.

- (iv) Potential impacts upon visual amenities of the street scene

6.18 The housing style in this area is varied and has clearly been created by development occurring over a prolong period of time ranging from Victorian periods through to more modern periods. The properties in terms of style/heights/deign are also vastly different, for example in the immediate context of the site 1 Seamount Road is a sizeable three storey Victorian property (part of a pair of semi-detached properties) and the other side of the site is Summerlands which has a more "Arts & Craft" appearance being a one half/two storey property, which is smaller in scale and height compared to 1 Seamount Road. Accordingly, the application site and the proposal in terms of street scene, is read with both these properties in conjunction. The roof ridge of the proposal would be approximately 3m less than the roof ridge of 1 Seamount Road and approximately 5m taller than Summerlands roof ridge. Accordingly, the application dwelling in terms of size, height and scale would step between the existing two properties to either side (Summerlands roof ridge is approximately is 8m lower than 1 Seamount Road) and in terms of the street scene would step up from Summerlands to 1

- Seamount Road which is considered appropriate. For reference the reminder of Seamount Road is made up of two storey semi-detached and terraced properties (1930/40's style).
- 6.19 The comments of the Local Authority are noted; albeit to design a dwelling on this site which is in keeping with the properties to either side which have completely different proportions, scales, height, forms, ground levels and overall design is very challenging. Arguable, to be more in keeping with 1 Seamount Road the proposal should be larger; albeit then the scale with Summerlands would be too great. The opposite is the same smaller dwelling to be in keeping in with Summerlands, would then appear at very much odds with 1 Seamount Road. The proposal tries and it is considered to achieve a balance of between the two.
- 6.20 The design has taken inspiration from the adjacent Victorian properties being three storey and with a projection bay windows; albeit in a contemporary way and with more contemporary finishes and windows designs. Potential impact on highway safety for access/parking
- 6.21 Highway Services have considered the merits of the proposal, access to and from the site from the highway, as well as parking and highway safety. As the transport professionals their comments are normally heavily relied upon. The access was previously approved so this aspects is not a matter for consideration. However, the parking layout is, but this is deemed to be acceptable providing two off road parking spaces which area fully usable and comply with the relevant parking standard of the IOMSP (i.e. two spaces per dwelling). Secure cycle provision is also proposed and there is room within the garage for EV charging points if needed.

- (v) Potential impact on bio-diversity

6.22 The Ecosystem Policy Officer has considered the application and raised no objection subject to the landscaping submitted be undertaken in full.

## - 7.0 CONCLUSION

7.1 In conclusion it is considered the proposal would not have a significant impacts upon public or private amenities for the reason outlined within this report and therefore comply with the relevant planning polices of the IOMSP, Residential Design Guide and the Ramsey Local Plan and therefore the application is recommended for an approval. - 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

8.3 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 confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to that body by the appropriate DEFA Delegation and that in making this decision the Committee has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Committee Meeting Date: 22.08.2022

Signed : C BALMER Presenting Officer

Further to the decision of the Committee an additional report/condition reason was required (included as supplemental paragraph to the officer report).

Signatory to delete as appropriate YES/NO See below

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.

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*Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).*
*Canonical page: https://planningportal.im/a/24633-lezayre-6-summerland-seamount-road-reserved-matters/documents/1031720*