**Document:** Planning Officer Report **Application:** 11/01457/B — Erection of an extension, creation of a patio terrace and installation of a flue **Decision:** Permitted **Decision Date:** 2011-12-05 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/1741-lezayre-harbour-town-house-19-bowring-extension/documents/1256989 --- # Planning Officer Report [Table omitted in markdown export] ### Officer's Report #### Introduction 1. This application seeks permission for the erection of an extension, creation of a patio terrace and installation of a flue to a town house situated in a residential area. The proposal is considered to be acceptable and in accordance with the relevant policies of the Isle of Man Strategic Plan. #### The Site 2. The application site is the curtilage of Harbour Town House, Bowring Road, Ramsey which is a three storey detached dwelling situated on a corner plot on the opposite side of the lane from the Bridge Inn Public House. There is an entrance in the south west elevation and the east elevation. #### The Proposal 3. The application seeks approval for the erection of a sun room extension to the rear elevation to replace the existing kitchen. This would result in a larger patio area which would be accessed from the proposed sun room. The patio would be secured by a painted mild steel or timber balustrade. 4. The sun room would be glazed and would be constructed using uPVC or powder coated aluminium set over a cavity dwarf wall. There would be bi-folding doors onto the patio area. 5. Also proposed are alterations to the entrance in the east elevation. Existing doors to be removed and replaced with white uPVC or timber framed. 6. Included in the application is the installation of a twin lined flue system to the proposed wood burner. The flue would be installed on the west elevation. #### Planning History 7. The application site has been the subject of a number of previous planning applications including alterations and extension to dwelling. #### Development Plan Policies 8. The application site is in an area zoned as "Predominantly Residential" identified on the Ramsey Local Plan 1998. It is appropriate to consider General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (20th June 2007). [Table omitted in markdown export] 9. General Policy 2 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 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. 10. Paragraph 8.12.1 As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general. CONSULTATIONS 11. Highways Division has not commented 12. Ramsey Commissioners have not commented 13. Isle of Man Water and Sewerage Authority have commented on the application ## ASSESSMENT 14. The main issues to consider in the assessment of the application are 1) Impacts to character and appearance of the street scene 2) Impacts to character and appearance of the property 3) Impacts to the amenities of local residents. ## IMPACTS TO CHARACTER AND APPEARANCE OF THE PROPERTY AND STREET SCENE 15. The proposed extension to the rear is considered to be a modest addition to the property; the replacement extension would be slightly smaller than the existing kitchen. This would result in a larger outside patio area which would be accessed from the sun room. 16. The main view of the west elevation is from the rear lane which is used as a service lane for the properties on Riverside and Bowring Road. 17. The rear of the property is partly visible from Bowring Road, but is not considered to significantly impact the character and appearance of the street scene. 18. The alterations to the front of the property are very minor and would not adversely affect the character and appearance of the street scene. ## Impacts To The Amenities Of Local Residents 19. To the rear of the application site are the rear elevations of the properties on Riverside. There are already a number of windows in the rear elevation of the application site which already give the perception of overlooking. Whilst the sun room would have more glazing than the existing kitchen outlet, it is considered that the patio already has an aspect of overlooking. It is therefore considered that the sun room extensions would not unduly increase overlooking of the properties to the rear. 20. The alterations to the front of the property are considered to be minor and would not unduly impact the amenities of local residents. 21. Also proposed as part of the application is the installation of a flue, this would extend above the eaves of the property but would be below the ridge line of the property. The flue would be at a significant distance from the neighbouring properties not to have a harmful impact. 22. For the above reasons the application is considered to be acceptable and is recommended for approval. ## Party Status 23. The local authority, Ramsey Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status. 24. The Isle of Man Water and Sewerage Authority is not considered an "interested person" under the criteria set out in the Town and Country Planning (Development Procedure) Order 2005, and as such is not afforded party status. ### Recommendation Recommended Decision: Permitted Date of Recommendation: 22.11.2011 ### 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 permission relates to the erection of an extension, creation of a patio terrace and installation of a flue as shown in drawings 11 843 01, 11 843 02 and Photographs 1-4 received 19th October 2011. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager. **Decision Made**: Permitted **Date**: 25/11/11 Signed: *S. M. M. L. L. L.* Michael Gallagher Director of Planning and Building Control OR Signed: *J. J. Jennifer Chance* Development Control Manager --- *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/1741-lezayre-harbour-town-house-19-bowring-extension/documents/1256989*