Officer Report

Application No.: 18/00582/B Applicant: Mr Kerry & Mrs Anne Donegan Proposal: Alterations and erection of an extension Site Address: Sunlaws Whitebridge Avenue Ramsey Isle of Man IM8 3PW Planning Officer: Mr Owen Gore Photo Taken: 31.07.2018 Site Visit: 31.07.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 07.09.2018 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. All external facing and roofing materials to be used in the development, hereby approved, shall match those of the existing building where appropriate, in respect of their type, colour and finish.

Reason: In the interests of the character and appearance of the site and surrounding area in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information: This Planning permission relates to the following plans and documents: -

• Drg No.1 - Existing Floor Plan and Elevations
• Drg No.2 - Proposed Floor Plan and Elevations
• Drg No.3 - Location Plan
• Drg No.4 - Block Plan Date-stamped as having been received 01 June 2018. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The application site is bungalow in a residential area, in the north west part of Ramsey, north of the Sulby river. The dwellings on this side of the highway are characterised by their linier design, parallel with the highway and spanning the width of the generous plots. THE PROPOSAL - 2.1 The proposal is to erect a rear extension adjacent to the northern boundary of the site.

PLANNING POLICY Local Area Plan - Ramsey Local Plan 1998 Site Designation - 'Predominantly Residential'

The following policies are particularly relevant to this proposal:Isle of Man Strategic Plan 2016 General Policy 2 (GP2) - Development within land-use zones; and paragraph 8.12.1. PLANNING HISTORY

4.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.

REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest in the letter dated 21 June 2018.

5.2 Ramsey Town Commissioners have commented on this application and stated that they do not object in the letter dated 28 June 2018.

ASSESSMENT Character and appearance

6.1 The proposed extension is relatively large in in terms of the increase in footprint, but is located at the rear of the building where it cannot be reasonably seen from the highway. The proposal therefore would not unacceptably harm the characteristics of the existing building or the character of its surroundings. In this respect, the proposal complies with GP2.

Impact on neighbours

6.2 The proposal is for a relatively large extension on the northern boundary of the site, adjacent to the neighbouring property at 'Park Lodge'. The elevation of the extension is set away from the boundary by 2m and the roof of the proposed extension is below the ridgeline of the existing bungalow, with the slope falling towards the neighbouring dwelling. A new window is also proposed on the north elevation; however it will face the side elevation of the garage of the neighbouring property.

6.3 Therefore the proposed development would is unlikely to result in a significant adverse impact upon the living conditions of neighbouring residents, subject to controls. In this respect, the proposal complies with GP2.

• Parking and highway safety
• 6.4 On-site parking provision is adequate and complies with the standards set out in the Appendix 7 - Parking Standards. The proposal is therefore in accordance with GP2.

CONCLUSION

7.1 The proposal is considered acceptable in accordance with the designation within the Local Area Plan and the appropriate policies within the Isle of Man Strategic Plan 2016. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 07.09.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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