DEC Officer Report

Application No.: 19/01060/B Applicant: Mr & Mrs Denis Duggan Proposal: Replacement of garage door with a doorway and extension of driveway Site Address: 23 Cooil Breryk Ramsey Isle Of Man IM8 3HL Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 05.11.2019 _________________________________________________________________

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.

• C 2. The development hereby approved shall not be occupied until the parking area has been provided in accordance with the approved plans. Such areas shall not be used for any purpose other than the parking and turning of vehicles associated with the development and shall remain free of obstruction for such use at all times.

Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawings reference numbers SM19/502/1 and SM19/502/2 all received on 20th September 2019 and 26th September 2019. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The site represents the existing residential curtilage of 23 Cooil Breryk, Ramsey located on the south eastern edge of Cooil Breryk and sits at the end of the turning head of a cul-desac. The property is a modern detached dormer bungalow of 1970's style. The dwelling features a shallow pitched roof with porch extension to the south side elevation and a flat roofed garage adjoined to the north side elevation. The garage sits some 1.4m closer to the road than the front elevation of the main dwelling. There is garden space to the rear and south side. Number 23 is unique in that it sits much further back from the roadside than the neighbouring dwellings (approximately 10m more). Furthermore, a pedestrian footpath runs along the south western boundary of the site.

2.0 PLANNING POLICIES - 2.1 The application site is within an area of 'Predominantly Residential' under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998, hereafter referred to as the Ramsey Local Plan. 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:

• (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;

• (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;

2.4 Residential Design Guidance of July 2019 is also relevant.

- 3.0 PLANNING HISTORY

3.1 The previous planning applications are considered relevant in the assessment and determination of this application: - 3.2 Erection of single storey extension to side elevation - 19/00354/B - APPROVED

- 4.0 PROPOSAL

4.1 The application seeks approval for the replacement of garage door with a doorway and extension of driveway. - 5.0 REPRESENTATIONS

5.1 Ramsey Town Commissioners do not object (28.10.19).

5.2 Highway Services do not object (09.10.19). - 6.0 ASSESSMENT

6.1 The key issue in this case is the potential visual impact of the proposed works to the street scene.

6.2 Generally the Department seeks that at least 50% of the lawned/landscaped areas are preserved to ensure that the frontage of properties are not totally hard surfaced, which can result in the appearance of frontages of properties being essentially car parks adversely impacted the visual amenities of the street scene. In this case, whilst the area of parking results in the loss of front garden; the property is fairly unique in that it is set back from the rest of the street (turning head) and therefore the existing garden area of the property, coupled with the high fence line which runs along the southwest boundary essentially does not add to the overall appearance of the street scene. Accordingly, in this case the loss of garden is considered acceptable and would not have an adverse impact upon the street scene.

6.3 The conversion of the garage to additional living accommodation raises no concerns. Accordingly, in terms of the visual appearance of the proposal it is considered acceptable. - 7.0 CONCLUSION

7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved. - 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: 14.11.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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