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Application No.: 20/00562/B Applicant: Mr Daniel Crowe Proposal: Erection of a rear extension Site Address: Pine View 3 Beaumont Road Ramsey Isle Of Man IM8 2HN 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; SM20/515/1, date stamped received on 29 May 2020. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________
1.0 THE SITE - 1.1 The application site is the residential curtilage of Pine View, 3 Beaumont Road, Ramsey. The property is a two storey semi-detached dwellinghouse located to the north of the Highway.
2.0 THE PROPOSAL - 2.1 Proposed is the demolition of an existing single storey flat roof extension and the erection of a larger flat roof extension with a lantern roof across the width of the rear elevation at single storey height. The proposed larger extension will allow for a re-orientation of the internal rear ground floor layout to create a larger kitchen, and toilet/shower on the ground floor. Within the rear elevation are proposed two window looking into the garden area. - 2.2 The propose works are solely contained to the rear 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 4.0 on 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 on 17th July 2020, to comment the extension appears to be built up to the boundary and have concerns regarding the encroachment of the foundations on the neighbouring properties garden. - 5.2 Highways Services commented on 23/06/20 with no objection.
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 at the rear at single storey level is an acceptable form of development for increasing the floor area of a property. The proposed extension would be introducing a larger built form to the rear and in terms of size and height and general appearance it is considered proportionate to the rear elevation and designed to serve that specific purpose for a kitchen extension. When finished to match the rear elevation it will ensure the built form is in keeping with the character and appearance of the dwellinghouse. 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 single storey 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 East (adjoining neighbour). There are no windows proposed in the East elevation that would offer any overlooking or loss of privacy. When viewing the proposed extension, it would not be visible from the highway at the front and any views off the rear elevation would be read in the residential context of the property and surrounding streetscene. - 6.4 When considering whether there would be any loss of light or overshadowing from the built form of the extension, given the single story nature it would not be considered to have an overbearing effect and as the rear elevations face due north. The immediate neighbour to the East, would not be disadvantaged from any loss of light over and above the existing levels given the properties orientation in relation to the rise and fall of the sun from east to west. It is further noted we have not received any objections or comments from the adjoining neighbour. On balance, these aspects would be considered to be compliant with those sections of General Policy 2(g). - 6.5 Tuning to the comments from the Commissioners, whilst they only make an observation, they have not commented to specifically object. The issue regarding the excavations for the foundations in proximity to the neighbouring boundary; how this is carried out and on whose land, is one of a civil matter and outside the considerations of this application. In any case there is always an engineered solution to foundation design and that responsibility sits within Building Control.
7.0 CONCLUSION - 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 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:
8.2 The decision maker must determine:
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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