Planning Officer Report

Case Officer: Mr Edward Baker Photo Taken: Site Visit: 01.11.2013 Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is Mount Auldyn, Jurby Road, Ramsey. The site comprises a generously sized two storey detached house forming part of the residential frontage to the south side of Jurby Road. The dwelling is of Georgian style and appears to have been extended considerably. The dwelling is set behind a substantial roadside wall and is relatively private. The site is surrounded by neighbouring dwellings on both sides (west and east). To the rear, the dwelling's spacious grounds extend to the Sulby River to the south.

The Proposal

1. The application seeks planning approval for a first floor extension to provide an en-suite bathroom for the master bedroom. The extension would be finished in render with slate roof tiles to match the existing dwelling.

Planning History

1. The following history is of particular relevance to the current application:

10/00980/B – approval granted in 2010 for alterations, erection of extensions, detached garage and amending vehicular access and driveway.

09/00271/B – approval granted in 2009 for alterations, erection of extensions, detached garage and amending vehicular access and driveway.

Planning Policy

1. The area is identified as being predominantly residential by the Ramsey Local Plan 1998.

1. The following policies in the Isle of Man Strategic Plan 2007 are considered relevant.

General Policy 2 states:

Application No.:	13/91195/B
Applicant:	Mr Richard Dixon
Proposal:	Erection of a first storey extension to provide an en-suite bathroom to dwelling
Site Address:	Mount Auldyn House
Jurby Road
Ramsey
Isle Of Man
IM8 3PF

'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.'

Representations

1. Ramsey Town Commissioners - no response to date.
2. Highways Division - no objection.

Assessment

1. The design of the extension is considered in keeping with the main house. It takes the form of a small tower feature with a hipped roof to match the form of the roof of the main house. There would be an attractive arched window at the front. External walling and roofing materials would match the existing house. It is considered that the character and appearance of the area would be preserved.
2. The extension would be sufficiently far from the boundary of the property so as not to interfere and adversely impact on the residential amenities of the nearest neighbours.

Recommendation

1. It is recommended that the application is approved.

Party Status

1. The local authority, Ramsey Town Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2013, paragraph 6 (4) (e), considered "interested persons" and as such should be afforded party status.
2. The Highway Authority is granted interested party status under the Town and Country Planning (Development Procedure) Order 2013 paragraph 6 (4) d.

Recommendation

Recommended Decision: Permitted

Date of 12.11.2013 Recommendation:

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. The development hereby permitted shall not be carried out except in full accordance with the following plans: Drawing Numbers 2514/13 001A (site location plans), 2514/13 002 (proposed floor plans, section and elevations) and 2514/13 003 (existing plans) received on 10 October 2013.

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 : 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