**Document:** Officer Planning Report Recommendation **Application:** 10/00859/B — Erection of an extension to dwelling house **Decision:** Permitted **Decision Date:** 2010-07-20 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/36543-lezayre-wingfield-extension-dwelling/documents/1355312 --- # Officer Planning Report Recommendation **Application No.:** ** 10/00859/B ** **Applicant:** ** Mr & Mrs Dave Callaghan ** **Proposal:** ** Erection of an extension to dwelling house ** **Site Address:** ** Wingfield, 6 Coburg Road, Ramsey, Isle Of Man, IM8 3EH ### Considerations **Case Officer :** Mr Chris Balmer ** **Photo Taken:** ** 06/07/10 ** **Site Visit:** ** 06/07/10 ** **Expected Decision Level:** ** Senior Planning Officer ### Written Representations ### Consultations **Consultee :** Highways Division **Notes :** Do not oppose has no traffic management, parking or road safety implications. **Consultee :** Clerk To The Commissioners **Notes :** ### Officer's Report #### Site The site represents the residential curtilage of the Wingfield, 6 Coburg Road, Ramsey, which is part of a pair of two/three storey semi-detached properties located on the north-western side of Coburg Road and northeast of Bowring Road. #### Land Use Zoing / Planning Policies 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. The following policies are therefore considered relevant in the consideration of this application: - Ramsey local Plan 1998 – Planning Circular 2/99; - The Isle of Man Strategic Plan (20th June 2007) As the site is located within an area predominantly residential use the following policies are relevant: #### 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; - (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." ## Planning History The previous planning applications are considered relevant in the assessment and determination of this application:- Removal of existing window and installation of new door and steps to provide additional access to basement living accommodation to rear of dwelling - 05/00403/B - APPROVED ### Proposal The application seeks approval for the erection of an side/rear extension to the south-western elevation of the dwelling house. The proposed extension would have a maximum width of 5.1 metres, a maximum depth of 7.5 meters and a height of 4.2 metres. ### Representations Highways Division do not opposes:- "Has no traffic management, parking or road safety implications." The Authority has received no privately written representations objecting to the application. ### Assessment The main issues with the proposal are the potential impact upon the neighbouring residential amenities due to the development and the visual appearance upon the street scene. Dealing with the potential impacts upon the neighbouring property Nr 5 Coburg Road, the proposal would be sited 2.1 metres from the southern boundary shared with the neighbouring property and a total distance of 7 metres to the main dwelling house of Nr 5. The application site's ground level is higher than the neighbouring property's ground level by approximately 0.5 metres. Consequently, whilst the extension would be single storey in height, the proposal from the neighbouring property will appear higher. The neighbouring property has benefited from a single storey pitched roofed detached garage, erected along the boundary shared by the applicants, which is positioned almost as a mirror image of the proposed extension. Consequently, the neighbouring garage would likely screen the majority of the extension when viewed from the neighbouring property. It is therefore considered, due to the neighbouring garage and it's positioning in relation to the extension, the distance the proposal would be from the neighbouring dwelling and given the size and height of the proposal, the extension would have no significant impacts upon the amenities of the neighbouring property. In terms of the visual appearance and the impact upon the character of the existing property and that of the street scene; it is considered, the design follows the lines of the existing porch, which has a flat roof design with parapet wall around. This type of porch is also replicate at the neighbouring property Nr 5 and Nr 7. This replication of the design and style of the existing is considered to be appropriate with the property and neighbouring properties. Furthermore the design is appropriate upon the visual appearance of the street scene. RECOMMENDATION Overall, due to these reasons indicated, it is considered the proposal would comply with General Policy 2 of the Isle of Man Strategic Plan (June 2007) and therefore recommend the application be approved. PARTY STATUS It is considered that the following meet the criteria of Government Circular 1/06 and should be 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: 19.07.2010 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 an extension to dwelling house as proposed in the submitted documents and drawings 1940/10 01 A, 1940/10 02, 1940/10 03 and 1940/10 04 A all received on 29th January 2010. 13th June I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made: Permitted Date: 20 July 2010 Signed: __________________________ 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/36543-lezayre-wingfield-extension-dwelling/documents/1355312*