Planning Officer Report

Case Officer: Mr Jamie Leadbeater Photo Taken: 07.08.2012 Site Visit: 07.08.2012 Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the residential curtilage of a semi-detached dwelling at the edge of Ramsey. The property on the site is one of a small line of dwellings along the northern edge of Bride Road. Directly across Bride Road. The property looks towards a number of two storey residential properties on the other side of the road, on Bride Road and turning into Ormly estate. There is a field to the rear of the application site, the other half of the semi-detached dwelling to the west and a detached two storey dwelling site to the eastern boundary of the site.

1. The property on the application site is a two storey semi-detached dwelling with detached garage which sits at the rear of the site. The property also has a front and rear garden, and a concrete driveway leading up the side of the house to the garage in the northeast corner of the site. It has a hipped Manx slate roof with two chimney stacks. The front elevation ground floor is finished in facing brick, whilst the remainder of the house is finished in pebbledash. The dwelling has a bay window on the ground floor of the front elevation and a small annex attached to the rear elevation.

The Proposal

1. The application seeks approval for the erection of two extensions and alterations. Although the application was advertised an amendment, the current proposal significantly materially differs from previously approved scheme. The previously approved scheme included demolition of the existing detached garage, erection of a single storey extension with a lean-to roof on the rear elevation, and the erection of a two storey extension with an integrated garage to side elevation. The current proposal proposes the following works:

• Demolish the existing detached garage and erect a new garage with an office to the rear;
• Erect a single storey extension to rear elevation to create a dining area adjoining the kitchen; and,
• Alter existing semi hipped-roof to rear annex and install a lean-to roof that adjoins the proposed rear extension.

Planning History

Application No.:	12/01049/B
Applicant:	Mr & Mrs Oliver Pearce
Proposal:	Alterations and extensions to provide garaging and additional living accommodation (Alterations to PA 11/01714/B)
Site Address:	Greenbank
Bride Road
Ramsey
Isle Of Man
IM8 3UN

1. The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application:

11/01714/B - Alterations and two storey extension to provide garaging and additional living accommodation

• Permitted.

Planning Policy

1. The application site falls within an area designated for Predominantly Residential use in the Ramsey Local Plan Order 1998. There are no policies with Planning Circular 2/99, the written statement that accompanies the local plan, considered specifically material to the assessment of this current planning application.

1. The Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. 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;
• (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".

Representations

1. Ramsey Town Commissioners have no objection to the proposal. Furthermore, Ramsey Town Commissioners, on behalf of the Isle of Man Water & Sewerage Authority (WASA), request that the extension be connected to existing drainage system and if a new connection to the public sewer is required, it be carried out in a manner acceptable to WASA. In addition, there should be no discharge of surface water into any foul drainage system, and even if the existing surface water is discharged into the foul drainage system, an alternative means of surface water disposal must be provided. The comments relating to drainage will be addressed in the assessment for building consent and therefore will not be material planning considerations for the assessment of this planning application.

1. The Highways Division does not oppose the proposal as it has no traffic management, parking or road safety implications.

Assessment

1. The proposed extension to the rear elevation is identical in scale to the extension approved in previous application 11/01714/B. The fundamental difference between the two extensions is that the current proposal incorporates smaller apertures on its rear elevation. Given that no concerns were raised in the previously approved scheme that had larger apertures in terms of the impact on the private amenity of the neighbouring property, the current proposal is considered acceptable. Furthermore, as the extension will not be visible from the public highway, it is not considered it would adversely affect public amenity.

1. The proposed replacement garage is larger in terms of size and massing than the existing, and is sited closer to the public thoroughfare at the front. As such, it is considered it would increase the garage's prominence on the street-scene compared to the existing. However, given that it incorporates a pitched tiled roof and would be finished in materials to match the main house, it is sympathetic design would ensure it is not detrimental to the street-scene. Furthermore, although the siting of the replacement garage will result in the removal existing on-site parking and manoeuvrability space, the Highways Division have not raised any concerns. As such, the proposal is considered acceptable in respect of parking and road safety requirements.

1. The proposed office to the rear of the garage is small in size and subsequently would be unlikely to be used for commercial use. It is acknowledged the internal dividing wall between the office and garage could be removed without requiring permission to create more office space. However, if the proposed garage building were to be used entirely for office use and utilised by people other than the residents of the main house on a regular basis, then permission would be required to change the use of the building. The office does not include any apertures that would directly restrict the privacy of neighbouring residential properties and therefore it is not consider it would be detrimental to private amenity.

1. Overall, the level of development is modest and cannot be readily seen from the public thoroughfare. As such, it is not considered the proposal would be adverse to public amenity. Given the proximity and siting of the extension to neighbouring properties, it is not considered the proposal would be adverse to the private amenity of neighbouring residents. In conclusion, the proposal complies with the relevant provisions in General Policy 2 in the Isle of Man Strategic Plan 2007.

RECOMMENDATION

1. It is recommended that the planning application be approved.

PARTY STATUS

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

The local authority, Ramsey Town Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered "interested persons" and as such should be afforded party status.

1. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Highways Division is now part of the Department of Infrastructure of which the planning authority is part. As such the Highways Division cannot be afforded party status in its own right.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 05.09.2012

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 approval relates to demolition of existing attached garage and erection of replacement detached garage with adjoining office, and the erection of a single storey extension to rear elevation with alterations to existing rear annex, as shown in drawing no. 10/0669/1, 10/0669/3 and 10/0669/5, all received on 25th July 2012.

C 3. The approved office adjoining the detached garage shall only be used incidental to the main dwelling.

N 1. Should the extension require a new connection to be made to the public sewer, a Communication Fee will be payable to the Isle of Man Water and Sewerage Authority.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 6.9.12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : _________________________ Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager