**Document:** Officer Planning Report Recommendations **Application:** 07/00717/B — Erection of a replacement dwelling **Decision:** Permitted **Decision Date:** 2007-06-14 **Parish:** Lezayre **Document Type:** report / officer_report **Source:** https://planningportal.im/a/82888-lezayre-17-queens-replacement-dwelling/documents/1496343 --- # Officer Planning Report Recommendations ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ## Considerations [Table omitted in markdown export] ## Written Representations ## Consultations ## Officer's Report ### The Application Site The application site 17 Queens Drive West, Ramsey, is part of a row of three, two storey properties which are located on the southern side of Queens Drive West. ### Planning Policy 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 Ramsey Conservation Area. ### Proposal The application proposes the erection of a replacement dwelling. The application has been made following the existing dwelling suffering serve structural damage after impact by a refuse lorry in January 2007. The damage sustained was assessed by structural engineers and the insurance company as beyond practical repair. The application proposes to replace the existing dwelling with a new dwelling using the same footprint. There are slight alterations to the existing; these include installation of a new stair case form the first floor to the second floor giving access to a playroom. Other changes are with minor alterations with regard to windows and roof lights. ### Representations Ramsey Town Commissioners:- No objection Highways Division have no objected subject to the imposition of the following condition:- Three off-street parking spaces shall be provided within the curtilage of the dwelling. The Chief Fire Officer makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice. We have received no privately written representations objecting to the application. ### Assessment / Recommendation Material Planning matters which need to be considered regarding this application include:- 1. Residential amenity; and 2. Parking provisions; #### Residential amenity The proposed dwelling would have the same footprint as the existing dwelling; the alterations to the window configuration along the west elevation, consideration needs to be taken to ensure these windows would not result in any adverse impacts to the detriment of the neighbouring residential amenity through overlooking, resulting in a loss of privacy. With regard to the ground floor windows I do not have any concern due to the significant boundary treatment which consists of a 2/2.5 metre high hedge row. Regarding the two landing windows and the two bathrooms windows I consider a condition should be attached to any given approval stating obscure glazing should be installed. #### Parking provisions The Highway Division have stated that the proposal requires three off road parking provisions. The application would provide one off road parking space, with the existing rear garage which access onto the real lane which runs adjacent with the properties along Queens Drive West. Obviously this application is a fairly unique situation, as when the property was built, parking provisions where not in existence; I therefore find it difficult to justify additional parking provisions now, particularly three off road spaces for a semi-detached property which I consider to be excessive. #### Recommendation For these reasons the proposal would seem appropriate in this location and therefore my recommendation is for an approval. ### Party Status I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: The Ramsey Commissioners Highways Division I consider that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:- The Fire Safety Department ### Recommendation Recommended Decision: Permitted Date of Recommendation: 06.06.2007 ### 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 submitted documents and drawings 1603-01-P01, 1603-01-P02, 1603-01-P03 and 1603-01-P04 all received on 18th April 2007. C 3. Obscure glazing (Grade 5) shall be installed in the west elevation of the two landing windows, the first floor bathroom and the first floor w.c. windows and shall be kept and maintained thereafter. C 4. The roof(s) must be finished in dark natural slate. N 1. The Chief Fire Officer recommends the installation of mains wired interconnected domestic smoke detection. I confirm that this decision accords with Government Circular Nos 44/05 (Delegation of Functions to Director of Planning and Building Control) and 47/05 (Delegation of Functions to Senior Planning Officer) Decision Made : Permitted Date : 07/06/2007 Signed : M. I. McCauley Director of Planning and Building Control --- *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/82888-lezayre-17-queens-replacement-dwelling/documents/1496343*