DEC Officer Report

Application No.: 19/00076/B Applicant: Mr Jerry Hughes Proposal: Alterations and erection of rear extension Site Address: 11 Thornhill Park Ramsey Isle Of Man IM8 3NA Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 07.03.2019 _________________________________________________________________

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 the submitted documents and drawing reference numbers 19 1299 01 and 19 1299 02 all received on 25th January 2019. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of 11 Thornhill Park, Ramsey, a single storey detached dwelling on the southern side of Thornhill Park.

- 2.0 THE PROPOSAL

2.1 The planning application seeks approval for the alterations and erection of rear extension. The single storey extension which would have a width of 6.2m, a depth of 2.3m and a maximum height of 3m.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of a previous planning application which is considered relevant in the determination of this application: - 3.2 Erection of conservatory - 99/00406/B - APPROVED

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). The site is not within a Conservation Area. - 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 22.02.2019).

6.0 ASSESSMENT - 6.1 The key issues to consider 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 rear elevation would not be apparent public views. 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 adverse impact upon the neighbouring properties, namely as the extension is essential an infill development between existing walling of the existing dwelling and the detached garage to the east of the extension. Further the new bathroom windows would raise no concerns given the position of the applicant's garage, which would block any views into the neighbouring 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.

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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 14.03.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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