Officer Report

Application No.: 17/01053/B Applicant: Mr & Mrs Ian Steele Proposal: Replacement of existing garage with extension including kitchen and enlarged garage with roof lantern and front and rear access Site Address: Ballaghennie Lezayre Road Ramsey Isle Of Man IM8 2TA Case Officer : Mr Chris Balmer Photo Taken: 18.10.2017 Site Visit: 18.10.2017 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.11.2017 _________________________________________________________________

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.

Plans/Drawings/Information;

This approval relates to drawings reference numbers JTM-1724-P01, JTM-1724-P02, JTM-1724P03, JTM-1724-P04 and JTM-1724-P05 all received on 5th October 2017.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Ballaghennie, Lezayre Road, Ramsey, a single storey detached bungalow with accommodation within the roof space sited on southern side of Lezayre Road. Ramsey Grammar school is to the east of the site.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the replacement of existing garage with extension including kitchen and enlarged garage with roof lantern and front and rear access. The works are split into two integral parts, first the rear/side extension which is attached to the new single storey pitched roof garage, which replaces the existing flat roofed garage. - 2.2 The extension would be finished in materials to match the main dwelling.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of two previous planning applications which are considered relevant in the determination of this application: - 3.2 Alterations, enlargement of existing gable and installation of gable window 12/01470/B - APPROVED - 3.3 Erection of pivoting mast for radio aerial - 99/01340/B - REFUSED

4.0 PLANNING POLICY - 4.1 In terms of local plan policy, the application site is within an area recognised as predominantly residential use under the Ramsey Local Plan Order 1998. Map No. 1 (North). There are no policies within the written statement that accompany the Local Plan which are considered material to the assessment of this planning application. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant to the assessment of this current planning application: - 4.3 General Policy 2 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;
• (c) does not affect adversely the character of the surrounding landscape or townscape;
• (d) 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."

5.0 REPRESENTATIONS - 5.1 Ramsey Commissioners do not oppose (received on 20.10.2017).

- 6.0 ASSESSMENT

6.1 The key issues to considerer in the assessment of this planning application are firstly the potential impacts upon the visual amenities of the street scene and secondary the potential impact upon neighbouring residents. POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE

6.1 The proposed extension in terms of its proportion, form, scale and design are in keeping with the property and being located to the side elevation would not be apparent from public views. Furthermore, the design, siting, proportion, form and finishes would all be an improvement over the existing situation. Accordingly it is considered to be an acceptable form of development in this respect. POTENTIAL IMPACT UPON NEIGHBOURING RESIDENTS - 6.2 The proposal will have no impact upon neighbouring properties given its position and distance from any property. Accordingly, it is considered the proposal would be appropriate in this respect.

7.0 RECOMMENDATION - 7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and as such the planning application is recommended for approval.

8.0 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. _____________________________________________________________________

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 : 10.11.2017 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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