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Application No.: 24/91276/B Applicant: Mr Anthony Marler Proposal: Erection of detached garden room to rear of dwelling. Site Address: Merryhills Lezayre Road Ramsey Isle Of Man IM8 2TD Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 16.12.2024 _________________________________________________________________
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.
This application has been recommended for approval for the following reason.
Overall, the garden room extension would have no significant impacts to residential amenities nor public amenities to warrant a refusal. It is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan 2016 and the Residential Design Guide 2021
Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 11.11.2024.
_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection Local Authority - No Objection/no comments received
_________________________________________________________________ Officer’s Report
1.0 SITE - 1.1 The application site represents the curtilage of an existing property Merryhills, Lezayre Road, Ramsey which is a detached one and half storey dwelling (dormer accommodation within
roof space), with gardens to the front and rear of the property. The dwelling is located to the southern side of Lezayre Road and Milntown/golf course to the west of the site.
2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within a "predominately residential use" under the Ramsey Local Plan 1998. The site is not within a Conservation Area. - 2.2 General Policy 2 of the Strategic Plan is considered applicable, which 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 policies a-n.
3.1 There are a number of previous planning applications associated with this property; however, none are considered relevant in the assessment and determination of this application. - 4.0 PROPOSAL
4.1 The application seeks approval for the erection of detached garden room to rear of dwelling.
4.2 The garden room of masonry construction and flat roof would have a rear depth of 6m, a width of 5m and a maximum height of 2.6m. The extension would be finished with brick and painted white to match the existing dwelling. - 4.3 Two mature trees are to be removed to facilitate the development, albeit have an existing tree felling licence 455/24.
5.1 Highway Services comment there are no highway implications (25.10.2024).
5.2 Ramsey Town Commissioners (22/11/24) do not raise any material considerations (seek a deferment until after 18th December). - 6.0 ASSESSMENT
6.1 The key issues relate to the potential visual impact upon the street scene and potential impact upon neighbouring amenities.
6.2 The proposed detached garden room would be sited approx. 1.5m to the rear of the existing attached garage and would in terms of its design, proportion, position and finishes would match that of the main dwelling/ garage and would be appropriate form of development within the site.
Potential visual impact upon the street scene
6.3 Within the street scene, being to the rear the works would not be especially apparent to the front of the main dwelling; albeit glimpses of the side elevation from the Lezayre Road maybe apparent, although there are no concerns given the design approach and scale of the development being appropriate. Accordingly, from these respects the proposals would comply with General Policy 2 and the Residential Design Guide 2021. Potential impact upon neighbouring amenities - 6.4 The property most likely to be affected by the works is "Tall Trees" to the east of the site. It is note that an existing mature hedgerow runs along the shared eastern boundary of the site and this is to be retained. However, given the distance the proposal would be form the
neighbouring property/boundary, the existing mature landscaping and the modest size of the proposal it is not considered the impact would be so significant to warrant a refusal.
7.1 Overall, the extension would have no significant impacts to residential amenities nor public amenities to warrant a refusal. It is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan 2016 and the Residential Design Guide 2021 and therefore it is recommended that the application be approved. - 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):
8.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
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: 17.12.2024 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner
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