**Document:** Planning Report and Recommendations **Application:** 09/01294/B — Erection of a two storey extension to dwelling house **Decision:** Refused **Decision Date:** 2009-10-05 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/63759-lezayre-ramsdale-extension-dwelling/documents/1385788 --- # Planning Report and Recommendations ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Officer's Report #### The Site The application site represents the curtilage of Ramsdale, Grove Mount. The property is a detached bungalow located in an established residential area. #### The Proposal This application seeks approval to demolish part of the bungalow and erect a two-storey side extension. The extension will project 6.2 metres from the gable wall of the bungalow and have a length of 13.3m. The roof will be pitched with a dormer window located in the northwest elevation. The maximum height will be 6.5m, approximately 1.7 metres higher than the existing roof of the property. #### Planning Status The application site is located within a 'Predominantly Residential Area' in the Ramsey Local Plan 1998. The Isle of Man Strategic Plan 2007 contains a policy which is considered specifically material to the assessment of this current planning application - General Policy 2. General Policy 2 of the Isle of Man Strategic Plan states the following: "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." Paragraph 8.12 .1 is also considered relevant: "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". ## Planning History The property has had no previous planning applications submitted which are considered to be relevant to this proposal: ### Assessment The application site is located within an area of 'Predominantly Residential' in the Ramsey Local Plan 1998. Given the nature of the proposed development it is therefore appropriate to assess the proposal against General Policy 2 and Paragraph 8.12.1 of Isle of Man Strategic Plan 2007, the impact of the proposed extension upon the existing property; the impact of the proposed extension upon neighbouring properties; and the impact of the proposed extension upon the surrounding area. Having assessed the proposed development against the above it is considered that the proposal would have a detrimental impact on both the character of the property and street scene, and the neighbouring property 'Wencelling.' The existing property is a bungalow and the proposal is to demolish part of it and erect a two-storey extension in its place to the eastern elevation. The height of the extension would increase by 1.7 metres and would protrude 4.1 metres from the original front wall of the property and 3.7 metres to the rear. The total length of the extension would be 13.3 metres. The proposal is therefore considered unacceptable by reason of its scale, form and design. The scale of the proposed two-storey extension would be too excessive and would create an incongruous addition to the property and to the surrounding street scene. The introduction of the proposed extension would considerably alter the character of the property; it would appear dominant against the existing dwelling and would show little regard to the scale of the single storey building. The design of the proposal does not follow the existing form and general design of the dwelling. The extension does not appear to blend in with the existing form which results in the proposal looking disproportionate to the remaining section of the property. As a result this proposed extension would look inappropriate, unsympathetic and cause a detrimental affect to the visual amenities of the property and locality. The extension would be adjacent to the neighbouring property 'Wencelling.' The extension would be located approximately 1 metre from the shared boundary line and less than 5 metres from the gable elevation of Wencelling, which is also a bungalow. It is therefore considered that the proposed extension would, by virtue of its proximity and scale, have an overbearing impact on the neighbouring property, to the detriment of the enjoyment of that property. Having assessed the proposed development against the Isle of Man Strategic Plan it is concluded that the proposal is unacceptable. The proposed application would adversely affect the impact of the existing property, the amenity of the neighbouring property and character of the locality. The proposed development is therefore recommended for refusal. ## Representations The Department of Transport have made no objections to the proposal. Ramsey Town Commissioners have made no objection to the proposed development but made an observation on the overall height to provide first floor accommodation, which is considered not to be in keeping in an area consisting of bungalows. The proposed development would therefore be aesthetically domineering, over intensive and unneighbourly. ### Recommendation For these reasons the proposal is considered unacceptable and it is recommended that the planning application be refused. ### Refusal 1. The proposal due to its scale, form and design would appear incongruous and prominent within the streetscene to the detriment of the visual amenities of the area. The proposal is therefore considered to be contrary to General Policy 2 of the Isle of Man Strategic Plan 2007. 2. It is judged that due to the proximity of the proposed two storey extension to the boundary shared with Wencelling, there would be an overbearing impact upon Wencelling which would be detriment to the amenity currently enjoyed by occupiers of that property. The proposed development would therefore be contrary to General Policy 2 of the Isle of Man Strategic Plan 2007. ### 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: The Department of Transport Drainage Division Ramsey Town Commissioners ### Recommendation Recommended Decision: Refused ## Conditions and Notes for Approval / Reasons and Notes for Refusal ### C : Conditions for approval
N : Notes attached to conditions
R : Reasons for refusal
0 : Notes attached to refusals R 1 . The proposal, due to its scale, form and design, would appear incongruous and prominent within the streetscene to the detriment of the visual amenities of the area. The proposal is therefore considered to be contrary to General Policy 2 of the Isle of Man Strategic Plan 2007. R 2 . It is judged that due to the proximity of the proposed two storey extension with the boundary shared with Wencelling, there would be an overbearing impact upon Wencelling which would be detriment to the amenity currently enjoyed by occupiers of that property. The proposed development would therefore be contrary to General Policy 2 of the Isle of Man Strategic Plan 2007. I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer Decision Made : Refused Date : 5.06.2009 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/63759-lezayre-ramsdale-extension-dwelling/documents/1385788*