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Application No.: 24/91085/B Applicant: Mr Anthony Kelly Proposal: Loft space conversion with side dormer window (South West elevation) and erection of a replacement garage Site Address: 12 Ash Grove Ramsey Isle Of Man IM8 3HT Planning Officer: Hamish Laird Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 04.11.2024 _________________________________________________________________
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
Note: DoI Highways Drainage advises as follows: Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads. Recommendation: Applicant should be aware of and demonstrate compliance with the clause above. This application has been recommended for approval for the following reason.
The planning application for the side roof dormer extension to serve the proposed loft conversion to a 4th bedroom, new roof-light in the rear roof-slope as well as the new replacement garage, are acceptable in planning terms in that they would not unduly detract from the character of the site and surroundings, and would not unduly impact on the use and enjoyment of neighbouring properties or, adversely impact on highway safety; and would comply with the principles of General Policy 2, of the Isle of Man Strategic Plan 2016; and, the advice contained in the Residential Design Guide 2021. The planning application is recommended for approval.
Plans/Drawings/Information;
This decision relates to drawing and supporting information received on 17th September, 2024, referenced:
Right to Appeal
It is recommended that the following person should be given the right of appeal because they live within 20.0m of the site boundary (attached neighbouring dwelling) and whilst not objecting, have raised planning related issues:
Occupants of 10 Ash Grove, Ramsey, IM8 3HT. It is recommended that the following organisations should NOT be given the Right to Appeal: Department of Infrastructure Highways Services and Highways Drainage - No objection. Ramsey Town Commissioners - No objection/no comments. ___________________________________________________________________
1.0 THE APPLICATION SITE - 1.1 The application site is one half of a pair of two-storey, semi-detached, residential dwellings at 12 Ash Grove, Ramsey, which has its front elevation constructed from red brick/pebble-dash render construction; and, its side and rear elevation with small lean-to rear porch/WC in a light buff brick. It is housed under a hipped/pitched plain tiled roof with a driveway to the south-west side. It has a single flat-roofed garage which lines up with and is attached to a similar garage serving the unattached dwelling at No. 14 Ash Grove. Ash Grove, is a through road located on the north side of Ramsey with similar semi-detached dwellings on both sides. It links the A10 at Bowring Road to the east and the A27 Jurby Road to the southwest. The surroundings comprise residential development with the site located within the settlement boundary for Ramsey.
2.0 THE PROPOSAL - 2.1 The full planning application proposes a "Loft space conversion with side dormer window (South West elevation) and erection of a replacement garage". Photographs of the surroundings submitted with the application show side elevation/roofslope dormers added to nearby dwellings at Nos. 16 and 20 Ash Grove. The replacement garage would be sited in the position of the existing garage and would effectively be a one-for-one placement, although it would be wider than that existing. Its front elevation would line up with and adjoin the garage at No. 14. It would measure approx. 5.4m deep x 3.5m wide x 2.3m high and would have a flat roof. It would be served by an up and over door with a pedestrian side door. Materials would be smooth plain render painted white for the walls with a roof of light grey fibreglass/single ply membrane, with white UPVC fascia and rainwater goods. - 2.2 The proposed loft space conversion with side dormer window added to the south west elevation, would involve the conversion of the existing roof-space to provide a new 4th bedroom with landing and stairwell/stairs contained in the dormer extension. The dormer
would be approx. 3.4m wide and would have hipped/pitched roof with ridge height to match that of the main roof. The window in the side of the dormer would be obscure glazed. A velux rooflight (1.7m min cill height above internal floor level) is also proposed to be inserted into the rear roof-slope to provide light into the new bedroom. The dormer face/cheeks would be of vertically hung plain profile concrete tiles to match existing roof finish; and, the roof would be of plain profile concrete tiles with white guttering, fascia and soffit boards to match existing finishes.
3.0 PLANNING HISTORY - 3.1 There are a no previous planning application relating to the site.
4.0 PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Draft Area Plan for the North and West. The property is not within a Conservation Area or a Flood Risk Zone. - 4.2 Given the nature of the application it is appropriate to consider paragraph 8.12.1 and the general design standards set out in General Policy 2 of the IOM Strategic Plan 2016 along with the general advice set out in 6.3 of the Residential Design Guide in respect of driveways and car parking and not removing over 50% of the garden area. - 4.3 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the 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 accords with the following relevant elements:
5.1 Ramsey Town Commissioners - No comments had been received by the Report Drafting Stage (8/10/24). - 5.2 DoI Highway Services (26/9/24) comments: "Highway Services HDC has no interest (NHI) in PA 24/91085/B ". - 5.3 DoI Highway Drainage (11/9/24) comments: " Highways Drainage Comments: Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads. Recommendation: Applicant should be aware off and comply with the clause above." - 5.4 THIRD PARTY REPRESENTATIONS
One letter of representation has been received from the occupant of 10 Ash Grove, Ramsey (8/10/24). The writer's précised comments are:
5.5 REPRESENTATIONS ON BEHALF OF THE APPLICANT Following on from an email sent to the Agent on 7/10/24 regarding obscure glazing of the new dormer window and if the cill height of the new rear roof-light would be set at a minimum height of 1.7m above internal floor level, the agent replied:
6.1 The main issues are considered to be the impact on visual amenity in respect of the site and surroundings arising from the addition of the new dormer window; rear rooflight and replacement garage; whether there would be any adverse impacts on neighbours' residential amenities; and, whether there would be any impacts in respect of highway safety, highways drainage and on-site parking provision. - 6.2 In this case, the proposal is for a loft space conversion with side dormer window added to the south west elevation. This would involve the conversion of the existing roof-space to provide a new 4th bedroom with landing and stairwell/stairs contained in the dormer extension. A Velux window/rooflight would be added to the existing rear roofslope above the new bedroom. In addition, a replacement garage is proposed albeit the new garage would be slightly wider and would be on the same site/similar footprint to the existing garage. - 6.3 It is considered that the addition of the side roof dormer window; introduction of the new rooflight and replacement garage would all be acceptable on visual grounds and would accord with the provisions of GP2 b) c) and g) in the IoMSP 2016. It is noted that similar side roofslope dormer window additions and roof-space conversions have been carried out at Nos. 16 and 20 Ash Grove, and the precedent for such a form of development has been established in the locality for these similarly designed dwellings. In considering this application, the Departments view is that the addition of these similar dormers in the side roof slopes of 16 and 20 Ash Grove, are borderline acceptable in terms of their design and visual impact, as is this application design because adding them can upset the balance and appearance of the pair of semi-detached dwellings depending on where they are viewed from. Overall, this is not a form of development that DEFA Planning considers should be repeated in adjoining or nearby streets on similarly designed dwellings with hipped/pitched roofs, thereby maintaining the balance and symmetry of their appearance. It is, nevertheless, acknowledged that each application should be considered on its merits and determined in accordance with the circumstances particular to each proposal.
6.4 Subsequent to the confirmation from the Agent that neither the new window or the roof-light in the rear roof-slope would be obscure glazed and that the stairs up to the new 4th bedroom would effectively obviate any intrusive overlooking of the side of the neighbouring dwelling at No. 14 Ash Grove, it is considered that these changes would not adversely impact on the residential amenities enjoyed by neighbouring occupants to either side of the application dwelling (Nos. 10 and 14 Ash Grove) or in respect of those located to the rear at Nos. 25 and 26; and, Woodbury, in Grove Mount West which are sited approx. 30m-35m away to the north. It is considered that there would be no impact in terms of any light loss to the neighbouring residential properties. This aspect of the proposals accords with the provisions of GP2 (g) in the IoMSP 2016. - 6.5 The new garage which would be located in the rear garden area would adjoin the existing, similar single garage serving No. 14. It would be slightly wider that that existing and would be on the same footprint. The construction materials proposed would be well-related to the character and appearance of the host dwelling and adjoining garage serving No. 14. - 6.6 The new garage would not give rise to any neighbour amenity issues in respect of any adjoining neighbours to either side of the application dwelling (Nos. 10 and 14 Ash Grove) or in respect of those located to the rear at Nos. 25 and 26; and, Woodbury, in Grove Mount West . The erection of the new single garage is considered to be acceptable and this element of the proposed development accords with the provisions of Policies GP 2 b) and c) in the Isle of Man Strategic Plan 2016. - 6.7 In terms of highway safety and highways drainage, the lack of objection received from DoI Highways Services is noted. The concerns highlighted by DoI Highways Drainage are also noted. The latter point can be covered by an informative note attached to any planning approval that may be granted. There would be no requirement for any additional on-site parking because the garage in itself would provide an additional parking space. These aspects of the proposed development are considered to be acceptable and accord with the provisions of Policies T4 and T7 in the IoMSP 2016.
7.1 For the above reasons, it is concluded that the planning application for the side roof dormer extension to serve the proposed loft conversion to a 4th bedroom, new roof-light in the rear roof-slope as well as the new replacement garage, are acceptable in planning terms in that they would not unduly detract from the character of the site and surroundings, and would not unduly impact on the use and enjoyment of neighbouring properties or, adversely impact on highway safety. For the above reasons, it is concluded that the planning application for the side roof dormer extension to serve the proposed loft conversion to a 4th bedroom, new rooflight in the rear roof-slope as well as the new replacement garage, are acceptable in planning terms in that they would not unduly detract from the character of the site and surroundings, and would not unduly impact on the use and enjoyment of neighbouring properties or, adversely impact on highway safety. The comments received from the neighbour at No. 10 Ash Grove are noted. However, these are details that would be covered by Building Control and by any decent Builder. It would not prevent the homeowner from carrying out DIY works on evenings or weekends. In planning terms, it would be unreasonable to control such activities. The proposals are considered to be acceptable and would comply with the principles of General Policy 2, of the Isle of Man Strategic Plan 2016; and, the advice contained in the Residential Design Guide 2021. The planning application is recommended for approval. - 8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal
(i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
8.2 Article A10 sets out that the right to appeal is available to:
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted Date: 05.11.2024 Determining Officer
Signed : C BALMER Chris Balmer Principal Planner
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