Planning Officer Report

Planning Officer Report And Recommendations {{table:18498}} {{table:18499}}

Officer's Report

THIS APPLICATION IS RECOMMENDED TO BE CONSIDERED BY THE PLANNING COMMITTEE AS THE AGENT IS RELATED TO A MEMBER OF STAFF OF THE PLANNING AND BUILDING CONTROL DIVISION.

Introduction

1. This application seeks permission to alter and extend an existing detached single storey property located in a residential area of Ramsey. The application also includes the construction of a wall, a timber outbuilding and the repositioning of the existing oil tank. The existing driveway would also be altered.

The Site

1. The application site is the curtilage of 41 Claughbane Drive, Ramsey, a detached single storey dwelling located at the end of a cul-de-sac. A footpath runs along the eastern boundary of the site and connects to the adjacent cul-de-sac.

The Proposal

1. This application seeks approval for the erection of an extension to the rear (west facing) elevation of the building to provide an enlarged kitchen. A new retaining wall would be built along the eastern boundary with a height of 1.2 metres. This would allow the driveway to be amended to be more level and have a more regular shape. A wall would also be built along the boundary shared with No.39. This would have a maximum height of 1.8 metres. A timber outbuilding is proposed to be erected in the rear garden. This would have a height of 4 metres and a floor area of 30 sq.m. The application sets out that the outbuilding will allow the applicants to enjoy their garden area without building more extensions. The existing oil tank would be repositioned close to the northern boundary of the rear garden.

Development Plan Policies

1. The application site is located within an area that is designated by the Isle of Man Planning Scheme Ramsey Local Plan Order 1998 as being Predominantly Residential. This particular area (Area G Claughbane and Ballastowell) is the subject of an individual Local Plan policy which states:

"Current development proposals should result in the completion of both estates. Any further changes should have careful regard to existing space standards and planting, particularly close to public access routes."

1. The reference to space standards is likely to relate to parking space standards.

1. Within the Isle of Man Strategic Plan, the following are judged to be relevant:

General Policy 2:

"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."

1. Paragraph 8.12.1 "Extensions to Dwellings in built up areas or sites designated for residential use", which 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."

Planning History

1. There have been no previous planning applications relating to this site.

Representations

1. The Highways Division of the Department of Infrastructure does not oppose this application.

Assessment

1. The key issues to be assessed in the determination of this application are the impact of the development upon the character and appearance of the surrounding area and impacts upon the private amenity of adjacent properties.

1. The proposed extension to the rear of the property has been designed to complement the existing build in terms of its form and use of materials. It would not cause any unacceptable harm to the amenity of adjacent properties.

1. The driveway amendments seem reasonable in terms of the additional area that is to be hard surfaced and this aspect of the proposal would rationalise the existing parking arrangements of the property.

1. The retaining wall and side boundary wall are considered to be of an acceptable design and height so as to not harm public or private amenity.

1. The timber outbuilding, effectively a relatively large summerhouse is proposed to be sited towards the centre of what is a wide rear garden. It would not represent an incongruous feature for a residential area.

1. The repositioning of the oil tank is judged to be unobjectionable.

1. Overall it is considered that the proposed works would adequately protect both public amenity and the amenity of adjacent properties to an acceptable level.

Recommendation

1. Permit.

Party Status

1. The Local Authority is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d) granted Interested Party Status.

1. Accordingly the following parties are not granted Interested Party Status:

The Highways Division and the Planning Authority are both part of the Department of Infrastructure. As such, the Highways Division cannot be afforded Interested Party Status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 13.04.2012

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 permission relates to the alteration and extension to dwelling including erection of boundary walls, erection of a timber outbuilding, re positioning of oil tank and driveway amendments 41 Claughbane Drive, Ramsey as shown by Design and Access Statement, Location Plan, NR01, NR02, NR03, NR05, NR06, NR07, NR08, NR09, NR10, NR11 and NR12 all received 14th March 2012.

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

C 4. The approved outbuilding may be used only for purposes that are incidental to the use and enjoyment of the dwelling 41 Claughbane Drive, Ramsey.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005

Decision Made: Permit Committee Meeting Date: 30.4.202

Signed: [Handwritten signature] Presenting Officer

Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate ☑ YES / ☐ NO