Officer Planning Report

Planning Report And Recommendations {{table:7721}} ### Considerations {{table:7718}} ### Written Representations None received at time of drafting report ### Consultations {{table:7719}} {{table:7720}}

Officer's Report

The Site

The site represents the existing residential dwelling 2 Royal Park, Ramsey, which is a newly constructed two storey detached property, located on the northern side of the Royal Park housing estate.

The Proposal

The application seeks approval for the erection of conservatory to rear elevation. The proposal would have a rear projection of 3.3 metres a width of 5.9 metres and a maximum height of 3.4 metres

Planning Status

The application site is located within an area identified as 'Proposed Residential' by the Ramsey Local Plan 1998. The site is not within a Conservation Area. General Policy 2 of the Isle of Man Strategic Plan 2007 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; does not affect adversely the character of the surrounding landscape or townscape; 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

There are no previous planning applications which are considered relevant to the assessment and determination of this application.

Representations

The Department of Transport Highways Division have indicated no objection to this planning application.

We have received no privately written representations in relation to this planning application.

Assessment

The proposal is a modest extension to the rear elevation. The main issues are whether the proposal would have significant impacts (loss of light, overbearing impact and/or loss of privacy) upon the neighbouring residential amenities.

Overall, given the extension size, height, design and the boundary treatment surrounding the rear garden area (1.8 metre timber fence), it is considered the extension would have no significant adverse impacts upon any of the neighbouring occupants of Royal Park to warrant a refusal.

Recommendation

Overall, it is considered the proposal would comply with General Policy 2 of the Isle of Man Strategic Plan and consequently the application is recommended for an approval.

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

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 conservatory to rear elevation as proposed in the submitted documents and drawings 4667/01 and 4667/03 all received on 13th May 2011.

C 3. The external finishes of the extension must match those of the existing building in all respects.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Senior Planning Officer.

Decision Made : Permitted Date : 21/6/11

Signed : Michael Gallagher Director of Planning and Building Control Delete as appropriate

Signed : Jennifer Chance Senior Planning Officer