Planning Officer Report

Officer's Report

Application No.:	12/01470/B
Applicant:	Mrs Francis Steele
Proposal:	Alterations, enlargement of existing gable and installation of gable window
Site Address:	Ballaghennie Lezayre Road Ramsey Isle Of Man IM8 2TA
Case Officer:	Mr A Holmes
Photo Taken:
Site Visit:
Expected Decision Level:	Officer Delegation

The Application Site

1. The application site comprises the residential curtilage of a detached dwelling located on the southern side of Lezayre Road in Ramsey.

The Proposal

1. The proposal comprises alterations, enlargement of existing gable and installation of gable window.

Planning History

1. Whilst the application site has been the subject of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.

Planning Policy

1. In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under 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. In terms of strategic plan policy, 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:

• (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."

1. Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 states "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

Representations

1. Ramsey Town Commissioners have no objections to the planning application.

Assessment

1. The proposed development is considered to be relatively modest and in keeping with the character of the dwelling. The impact on public amenity is acceptable and the proposal does not adversely affect private amenity, highway safety or any other obvious material planning consideration. As such, the proposal is concluded to accord with General Policy 2 of 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:

Ramsey Town Commissioners.

Recommendation
Recommended Decision:	Permitted
Date of Recommendation:	03.12.2012

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 the location plan and drawing no.s 120949/1 and 120949/2 date stamped the 1st November 2012.

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 : 10/12/12

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : _________________________ Jennifer Chance Development Control Manager