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Application No.: 20/00548/B Applicant: Mr & Mrs A Quayle Proposal: Erection of a first floor extension Site Address: 2 Royal Park Ramsey Isle Of Man IM8 3UF Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.08.2020 _________________________________________________________________
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason.
This planning application is recommended for approval as it would be an acceptable form of development that would not harm the use and enjoyment of neighbouring properties and would comply with the General planning policies of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information;
This approval relates to drawings referenced; 01-100-01, 01-100-02, 01-100-03, 01-100-04, 01-100-05, 01-100-06 date stamped received on 26 May 2020.
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
1.1 The application site is the residential curtilage of 2 Royal Park, Ramsey. The property is a two storey detached dwellinghouse with an attached garage on the west elevation with a lean to roof. The property is towards the end of the run of houses within the residential housing development of Royal Park. To the front are two off road parking spaces to the front of the garage.
2.0 THE PROPOSAL - 2.1 Proposed is the construction of a first floor extension above the existing garage. The proposal would extend the vertical proportions above the existing footprint of the garage and kitchen on the ground floor and continue the ridge line above the proposed extension. The increased footprint would allow for the re-orientation of the room layout to provide an additional (fifth) bedroom and a larger fourth bedroom. - 2.2 The propose works are solely contained to the West elevation.
3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is within an area designated as 'Predominantly Residential' under the Ramsey Local Plan 1998. - 3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 3.3 General Policy 2 (GP2) (in part) 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:
3.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: "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." - 3.5 Residential Design Guidance (March 2019) which provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property. This includes specific guidance at section 4.4 on Side Extensions.
4.0 PLANNING HISTORY - 4.1 17/00243/B - Replacement of existing rear annex polycarbonate roof with tiled roof. Approved.
11/00670/B - Erection of conservatory to rear elevation. Approved.
5.0 REPRESENTATIONS - 5.1 Ramsey Commissioners commented with no objection. (17/07/20) - 5.2 Highways Services were contacted on 12/06/20 but have not commented.
6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are;
6.2 (i) Visual Impact The principle of a extending above the garage is an acceptable form of development that is evidenced elsewhere within the residential estate of Royal Park. This form of built development can be achieved without resulting in any loss of amenity space for the property. - 6.3 The proposed extension would be considered proportionate to the side (west) elevation and designed to serve that specific purpose in terms of size, height and appearance. The position and scale of the proposal would be considered complimentary to the property and finished in a way that ensures it does not appear as an incongruous feature as it would match the reveals of the existing house in its width, level and height. These aspects of development are deemed to be an acceptable form of development that complies with those sections of General Policy 2(b) & (c) and the RDG 2019.
6.3 (ii) Neighbouring amenities The level and scale of development proposed here, especially being above the existing
garage are considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse or considered to harm the neighbouring amenity, specifically those to the west. There are no windows proposed in the West elevation that would offer any overlooking or loss of privacy. When viewing the proposed extension, it would be read in the residential context of the property and surrounding streetscene. This aspect would be considered compliant with those sections of General Policy 2(g).
7.1 For the above reasons, it is concluded that the planning application would be an acceptable form of development that would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. - 8.0 INTERESTED PERSON STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
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 : 06.08.2020
Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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