**Document:** Planning Officer Report **Application:** 12/01224/B — Installation of dormer to side elevation and erection of extension to rear elevation **Decision:** Permitted **Decision Date:** 2012-10-15 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/3333-lezayre-16-ash-grove-dormer-extension/documents/1278783 --- # Planning Officer Report ## Planning Officer Report And Recommendations [Table omitted in markdown export] ### Officer's Report #### The Application Site 1. The application site comprises the residential curtilage of a semi-detached dwelling located at 16 Ash Grove in Ramsey. #### The Proposal 2. The proposal comprises the installation of a dormer within the side elevation roof and the erection of a single storey rear extension. #### Planning History 3. Whilst the application site has been the subject of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application. However, there has been one previous planning application within the surrounding area that is considered specifically material to the assessment of this current planning application. Under planning application 05/92376/B planning approval was granted on appeal on the 21st July 2006 for various alterations to 20 Ash Grove including the installation of a dormer on the side elevation in a position and form very similar to that proposed for 16 Ash Grove by the current planning application. #### Planning Policy 4. In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Ramsey Local Plan Order 1998. There are no policies with Planning Circular 2/99, the written statement that accompanies the local plan, considered specifically material to the assessment of this current planning application. 5. 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 this current planning application. 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; - (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." 6. Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 states "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." ### Representations 7. Ramsey Town Commissioners have no objections to the planning application. 8. The Department of Infrastructure Highways Division do not oppose the planning application. 9. The Manx Electricity Authority expresses an interest in the planning application. The contents of their representation relate to non-planning issues. ### Assessment 10. The development proposed by the planning application consists of two separate elements; the proposed dormer and the proposed rear extension. In terms of the proposed dormer whilst it is accepted that the introduction of such dormers on side elevations is somewhat unusual it has to be recognised that this has been done elsewhere within close proximity on the same street. The planning approval that permitted that other dormer was granted on appeal, meaning that the acceptability of such dormers within the street has previously been examined and concluded to be acceptable. On that basis it is concluded that the dormer proposed by the current planning application is acceptable. As for the proposed rear extension it can be seen that this extension is minor in extent. It is concluded that it would not harm public amenity, private amenity, highway safety or other obvious material planning consideration. ### Recommendation 11. It is recommended that the planning application be approved. ### Party Status 12. It is considered that the following parties that made representations to the planning application should be afforded interested party status: Ramsey Town Commissioners. 13. It is considered that the following parties that made representations to the planning application should not be afforded interested party status: The Department of Infrastructure Highways Division; and The Manx Electricity Authority. ### Recommendation ## Conditions and Notes for Approval / Reasons and Notes for Refusal C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 drawing no.s 120919/1, 120919/2, 120919/3 and 120919/4 date stamped the 4th September 2012. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer. Decision Made: Permitted Date: 9-10-12 ## Determining officer (delete as appropriate) Signed: _________________________ Anthony Holmes Senior Planning Officer Signed: _________________________ Michael Gallagher Director of Planning and Building Control Signed: _________________________ Sarah Corlett Senior Planning Officer Signed: _________________________ 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/3333-lezayre-16-ash-grove-dormer-extension/documents/1278783*