**Document:** Officer Planning Report Recommendation **Application:** 11/00656/B — Alterations and erection of extension to dwelling **Decision:** Permitted **Decision Date:** 2011-07-21 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/1004-lezayre-pier-house-extension-dwelling/documents/1248790 --- # Officer Planning Report Recommendation ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations None received at time of drafting report ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The application site comprises the curtilage of an existing modern detached dwelling which has been altered and extended at various times in the past. The property is located on the coastal (east) side of Stanley Mount East in Ramsey and it looks out over Ballure beach, south of the Iron Pier (Queen's Pier). The property has three floor levels, including an upper ground floor, a lower ground floor and a basement level. The upper ground floor of the dwelling is at highway level. There are two conservatories on the eastern elevation facing the beach, including one on the upper ground floor and another on the lower ground floor. The eastern elevation of this property is publicly visible from the shore and this beach is a popular spot for walkers when the tide allows access. ## The Proposal Proposed are alterations and the erection of an extension to the dwelling. The extension would be two storeys tall with upper and lower ground floor levels. The extension would be located on the northern side of the main house. It would measure approximately 6.1 metres long by 3.5 metres wide and would have a pitched roof over. On the northern side of the dwelling, there is currently a small extension with a lobby at upper ground floor level and a small extension with a w.c at lower ground floor level. This proposed extension would be located to the eastern side of the existing upper ground floor level extension and would encompass the area currently occupied by the lower ground floor wc extension. The external finishes of the proposed extension would match those of the main dwelling. The roof covering would be slate, the walls would be rendered and the doors and windows would be in upvc. ## Planning History The site has been subject to various planning applications for alterations and extensions in the past. From viewing the previous planning applications, the following are specifically considered relevant in the assessment and determination of this current application: 05/00859/B – Permitted 21.07.05 Demolition of existing utility room and erection of new dining, utility and garage. 05/02349/B – Approved at Appeal 18.08.06 Alterations and amendments to approved PA05/00859 to erect a dining room extension, car port and creation of window to south elevation. ## Development Plan Policies In terms of local plan policy, the application site is located within an area designated as Predominantly Residential in the Ramsey Local Plan (No. 2) Order 1998, Map No. 2 (South). The site is not within a Conservation Area. The relevant planning policy from the Isle of Man Strategic Plan 2007 is General Policy 2. Paragraph 8.12.1 for extensions to dwellings in built up residential areas is also appropriate. ## Consultations The Department of Infrastructure Highways Division do not object to this application, as there are no traffic management, parking or road safety implications. Ramsey Town Commissioners have no objection to the proposal. Ramsey Town Commissioners act as Agent to the Water and Sewerage Authority in relation to all functions under the Sewerage Act within the Town of Ramsey. The Water and Sewerage Authority has written to the planning authority in response to this application with general notes. They state that the proposed extension must be connected to the existing drainage system to comply with Building Regulations, but if a new connection to the public sewer is required, this must be in a manner which they find acceptable and a new connection fee will be payable. ## Representations No written responses have been received from the general public. ## Assessment Due to the land use zoning of the site and the nature of the proposal, the main issues in the consideration of this proposal are the impact on neighbouring properties and the impact on the surrounding area in general. Impact on neighbouring properties: As part of my assessment of this planning application, I visited the property immediately to the north of the site (Cooil Roi), which is closest to where the proposed extension would be. On site it was felt that while there is certainly overlooking at present, there should not be any further windows on the north side of the application site closer to the neighbouring property than any of the existing. After consulting the agent, amended plans were submitted and a window on the north elevation was removed from the proposed extension. As a result of this, there are no longer concerns about overlooking from the extension. In terms of loss of light or the extension being overbearing, the garden of Cooil Roi steps down from road level towards the beach and it is at a much lower level than the surrounding properties. Therefore, on site I felt that there is some degree of overbearing at present, although the eastern side of the garden is open directly to the beach. The extension would be smaller in height than the existing main house and it would have a pitched roof over. It is considered that both of these factors would reduce the impact of the extension on the neighbouring property. It is important to mention that previous planning applications 05/00859/B and 05/02349/B were approved for a wider, taller and longer extension on the northern side. Impact on the surrounding area in general: The existing dwelling is a modern property which does not match the usual older style of properties along Ballure shore. The proposed extension would be publicly visible from Stanley Mount East to the west and Ballure beach to the east. From the public highway, only the upper ground floor level would be visible behind an existing flat roofed extension. Although it may be said that the style of the dwelling is not in keeping with others when viewed from Ballure beach, alterations and extensions need to be considered on the merits of the existing dwelling. It is considered that this proposed extension would be subordinate to and in keeping with the property. The impact on the surrounding area in general would therefore be acceptable. ### Recommendation For the above reasons, this proposal is considered to be acceptable and is recommended for approval. ### Party Status It is considered that the following parties, who submitted comments, should be afforded interested party status: Ramsey Town Commissioners It is considered that the following parties, who submitted comments, should not be afforded interested party status: The Department of Transport Highways Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 15.07.2011 ## 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 permitted shall commence before the expiration of four years from the date of this notice. C 2. This approval relates to alterations and erection of extension; as shown in drawing number ap02, date stamped 10 May 2011; in addition to drawing numbers ap03a and ap04a, date stamped 15 June 2011. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Senior Planning Officer. Decision Made : Permitted Date : 19/7/11 Signed : [Handwritten signature] Michael Gallagher Director of Planning and Building Control Delete as appropriate Signed : Jennifer Chance Senior Planning Officer --- *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/1004-lezayre-pier-house-extension-dwelling/documents/1248790*