DEC Officer Report

Application No.: 19/00335/B Applicant: Mr & Mrs Andrew Duncan Proposal: Alterations, replacement front porch, enlargement of existing rear dormer, removal of a chimney and replacement roof to existing conservatory Site Address: The Dowry Richmond Road Ramsey Isle Of Man IM8 3PA Principal Planner: Mr Chris Balmer Photo Taken: 18.04.2019 Site Visit: 18.04.2019 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 01.05.2019 _________________________________________________________________

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 drawings reference numbers 01, 02 and 03 all received on 22nd March 2019.

Interested Person Status

Additional Persons None

Officer’s Report

1.0 SITE - 1.1 The application site is the residential curtilage of The Dowry, Richmond Road, Ramsey. The Dowry is a detached dormer bungalow located to the north-eastern side of Richmond Road which forms part of a wider but older suburban area to the north of Ramsey, and the immediate surrounding land uses are entirely residential. To the northern boundary is a public footpath.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under Ramsey Local Plan Order. The site is not within a Conservation Area. - 2.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:- - 2.3 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."

3.0 PLANNING HISTORY - 3.1 The previous planning application is consider relevant in the determination of this applciaiton: - 3.2 Replacement roof to property (retrospective) - ¬ 18/01147/B - APPROVED

4.0 PROPOSAL - 4.1 The application seeks approval for the alterations, replacement front porch, enlargement of existing rear dormer, removal of a chimney and replacement roof to existing conservatory.

5.0 REPRESENTATIONS - 5.1 Ramsey Commissioners do not objection (27.11.2018). - 5.2 Highway Services comment there are not highway implications (09.11.2018).

6.0 ASSESSMENT - 6.1 The principal issue relates to the potential impact upon the visual amenities of the streets scene and potential impact upon neighbouring properties. - 6.2 The main works that would be seen from public views would be the removal of one of the two existing chimneys, replacement of the existing porch and installation of two roof lights, all to the front elevation. It is considered these works would be acceptable to the appearance of the property and also the street scene. Works to the rear would partially be noticeable form the adjacent public footpath, however, again there are no concerns with what is proposed. Overall, it is considered the proposal would be in keeping than the existing dwelling and properties within the street scene. - 6.3 The main aspects of the works that may give raise to impacts upon neighbouring amenities are the enlarged rear sliding doors, enlargement of dormer and installation of a raised patio/decking area. While these do raise the potential for overlooking, it is considered given the distance of neighbouring properties and mature boundary landscaping which exists around the site; it is not considered the proposal would raise significant impacts.

6.3 As such the proposal does not adversely affect public or private amenities and is therefore in accordance with Ramsey Local Plan and General Policy 2 of the IOM Strategic Plan. - 7.0 CONCLUSION

7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and the Ramsey Local Plan and therefore recommended for an 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 01.05.2019 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.