**Document:** DEC Officers Report **Application:** 14/00660/B — Alterations and extensions to dwelling (comprising amendments to PA 13/00541/B) **Decision:** Permitted **Decision Date:** 2014-07-17 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/34737-lezayre-cooil-breryck-dwelling/documents/1089582 --- # DEC Officers Report Case Officer: Mr Chris Balmer Photo Taken: Site Visit: Expected Decision Level: Officer Delegation ## Officer's Report ### 1.0 The Site 1.1 The site represents the residential curtilage of 17 Cooil Breryk, Ramsey which is a single storey detached bungalow located to the southern side of Cooil Breryk which forms a residential cul-de-sac. To the east is a turning head around which are further bungalows. There are further neighbouring bungalows directly to the west (side) and south (rear). ### 2.0 Planning Status 2.1 The application site is within an area of 'predominately residential use' under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998, hereafter referred to as 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 2007 contains one policy that is considered specifically material to the assessment of the 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; [Table omitted in markdown export] (1) 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." ### 3.0 Planning History 3.1 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:- 3.2 Alterations and extensions to dwelling - 13/00541/B - APPROVED ### 4.0 The Proposal 4.1 The application seeks approval for the alteration and extensions to the dwelling (comprising amendments to PA 13/00541/B). These include the following: 4.2 - A small front extension to the garage, bringing it slightly forward of the front line of the house - A flat roofed extension to the rear of the garage with a lantern roof to form a sun room - A small flat roofed extension to the centre of the rear of the house to form a utility room - A pitched roof extension at the rear off the lounge to forma garden room - Replacement of the east gable window with French doors 4.3 The amendment to the previously approved application is the re-rendering and painting of all external elevations of the building to achieve a smooth/flat matt finish. Other than this amendment all other aspects remain as approved under 13/00541/B. ### 5.0 Representations 5.1 Douglas Commissioners and DOI Highway Services have no objection. ### 6.0 Assessment 6.1 The effect of the proposal on the character and appearance of the area The proposed extensions are relatively modest and would have a minimal visual impact on the property and the surrounding area. Perhaps the most noticeable visual change would be the erection of the garden room off the lounge to the rear. This would extend the east facing most prominent gable rearwards, but it is small, subordinate and in keeping with the main house. Roof and wall materials would match the existing. The utility and sun room extensions have flat roofs and are not especially attractive. However, they are small and situated to the rear and would not impact on public views. The proposal to re-render the existing properties would be beneficial to the existing property and the street scene. Overall, it is considered that alterations are in keeping and that the character and appearance of the area would be preserved. 6.2 The effect of the proposal on neighbour amenity The proposed extensions are relatively small and would not unduly impact on the amenity of immediate neighbours, despite the sunroom and garden rooms being relatively close to the neighbouring boundary. There would be no overlooking issues or impacts on light or overbearing. There would be a pedestrian door off the side of the garage which when used would lead to occupants having a immediate view of the front drive of No. 19 to the west, however, the garage extension and door would not themselves impinge on neighbour amenity or cause any significant impacts. Overall, it is considered that the amenity of the next door neighbours would be safeguarded. ### 6.3 Parking The proposal will retain sufficient off-street parking for two cars in accordance with the requirements of the Strategic Plan. ### 7.0 Recommendation 7.1 For these reasons the proposal is considered to comply with the relevant policies of the Strategic Plan and therefore recommended for an approval. ### 8.0 Party Status 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 11.07.2014 ### Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals 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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. This approval relates to Drawings reference numbers 1 and 100 all received on 28th May 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer. Decision Made : Permitted Date : 15-7-14 ## Determining officer (delete as appropriate) Signed : ... Chris Balmer Senior Planning Officer Signed: ... Michael Gallagher Director of Planning and Building Control Signed: ... Sarah Corlett Senior Planning Officer Signed: ... Jennifer Chance Head of Development Management --- *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/34737-lezayre-cooil-breryck-dwelling/documents/1089582*