**Document:** Officer Planning Report Recommendation **Application:** 10/00344/B — Erection of a conservatory to rear elevation of dwelling house **Decision:** Permitted **Decision Date:** 2010-05-14 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/36057-lezayre-105-greenlands-conservatory-dwelling/documents/1349831 --- # Officer Planning Report Recommendation **Application No.:** 10/00344/B **Applicant:** Mrs Ann Warburton **Proposal:** Erection of a conservatory to rear elevation of dwelling house **Site Address:** Greenlands Avenue Ramsey Isle Of Man IM8 2PE ### Considerations Case Officer : Mr Chris Balmer **Expected Decision Level:** Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Consultee : Clerk To The Commissioners Notes: no objection. ### Officer's Report ### The Site The application site represents the curtilage of 105 Greenlands Avenue, Ramsey which is a two storey semi-detached property. The property is situated to the western side of Greenlands Avenue which forms into a residential cul-de-sac. ### Planning Status The application site is within an area recognised as being an area of 'predominately residential use", under the Ramsey Local Plan. The site is not within Ramsey Conservation Area, nor a Registered Building. The following policies are therefore considered relevant in the consideration of this application: - Ramsey local Plan 1998 - Planning Circular 2/99; and - The Isle of Man Strategic Plan (20th June 2007) - General Policy 2 Due to the zoning of the site the following policy is relevant for consideration:- "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 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; - (I) 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." ## Planning History The previous application is required to be considered in the assessment and determination of this application:- Construction of porch - 93/01392/B - APPROVED ### The Proposal This application seeks approval for the erection of a conservatory to rear elevation of dwelling house. The proposal would have a rear projection of 3.1 metres, a width of 4.4 metres and a maximum height of 3.4 metres. ### Representations Ramsey Commissioners:- "No objection." The Authority has received no other privately written representations objecting to the application. ### Assessment The issues to consider with this proposal are the potential impacts upon the residential amenities of the neighbouring property ( 107 Greenland's Avenue) through having an overbearing impact and/or loss of privacy through overlooking. In terms of the proposal having a potential overbearing impact, this would be due to the extent of the rear projection, especially being sited close to the neighbouring boundary. Currently there consists a 1.5 metre high timber fence (approximately) which runs along the entire length of the northern boundary of the site, shared with Nr 107. The neighbouring property has a patio door which is a mirror image of the applicants dwelling. Consequently it is the outlook from this door which is potential impacted upon the most. The proposed north elevation of the conservatory includes a brick wall 1.7 metre in height. This is similar to the existing timber fence and therefore has a similar impact upon the outlook. The proposal would however be taller due to an eves level of 2.2 metres and therefore would have a greater visual impact. Overall, it is considered given the height, rear projection, existing boundary treatment and given the light weight glazed structure, the potential impact would not be significant to warrant a refusal. In terms of overlooking, given the proposed north brick wall the majority of overlooking would be screened. The high level windows however should be obscure glazed to ensure the prevention of loss of privacy. RECOMMENDATION Overall, the proposal would comply with relevant policy as stated within the Isle of Man Strategic Plan for the reasons given and therefore it is recommended that the application be approved. PARTY STATUS It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: Ramsey Commissioners The Department of Transport Highways and Traffic 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: 05.05.2010 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 the erection of a conservatory to rear elevation of dwelling house as proposed in the submitted documents and drawings 4059/01, 4059/02 and 4059/03 all received on 12th March 2010. 55 55 55 C 3. The external finishes of the extension must match those of the existing building in all respects. C 4. Obscure glazing (Grade 5) shall be installed in the north elevation of the high level conservatory windows and shall be kept and maintained thereafter. I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. **Decision Made:** Permitted **Date:** ...... 12 May 2010 **Signed:** ...... **Name:** .......... 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/36057-lezayre-105-greenlands-conservatory-dwelling/documents/1349831*