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Application No.: 09/00271/B Applicant: Mr Richard Dixon Proposal: Alterations, erection of extensions, detached garage and amending vehicular access and driveway Site Address: - Mount Auldyn House - Jurby Road - Ramsey - Isle Of Man - IM8 3PF ### Considerations Case Officer: Mr Chris Balmer Photo Taken: 30/04/09 Site Visit: 30/04/09 Expected Decision Level: Delegated Decision Senior DC Officer ### Written Representations - Cummal Beg Jurby Road Ramsey Isle Of Man | Objection has been withdrawn ### Consultations Consultee: Highways Division Notes: Do not oppose subject to the imposition of the following condition: Consultee: Clerk To The Commissioners Notes:** No objection
The site represents the residential curtilage of Mount Auldyn House, Jurby Road, Ramsey. The property is a large single and two storey detached dwelling which also comprises a attached single and two storey garage/store to the east elevation. The site is located on the southern side of the Jurby Road within Ramsey.
The application site is within an area recognised as being within areas of 'Predominately Residential and Woodland', under the Ramsey Local Plan. The site is neither within a Conservation Area, nor a Registered Building.
The following previous planning application is considered relevant in the assessment and determination of this application:-
Approval in principle for residential development (Approval extended for 12 months per delegated minute 26, 24th July 2007) - 05/00235/A - APPROVED
Re-roofing and minor internal alterations - 89/00867/B - APPROVED Reconstruction of south-facing wall - 87/01449/B - APPROVED Alterations to rear elevation including installing new windows, partial re-building and rendering 85/01095/B - APPROVED
Alterations to roof - 84/01220/B - APPROVED
The proposal seeks approval for alterations, erection of extensions, detached garage and amending vehicular access and driveway. The alterations and extension consists of the following:-
Ramsey Commissioners:- "No objection" The Department of Transport Highway Division do not oppose subject to the imposition of the following condition:- "The applicant shall contact the Network Operations Section of the Department of Transport prior to carrying out any works within the highway, including the installation of dropped kerbs. Telephone 686665."
The owners/occupiers of Cummal Beg, Jurby Road, Ramsey did initial write in with concerns which related to the use of the detached garage and gravel driveway and possible general disturbances of cars coming and going but also possibly to be used for the repair of cars which could generate noise issues. Since their initial letter, a second letter has been received, which states they have clarified the issues they had, after discussions they had with the owner of Mount Auldyn, who has said he does not intend any noisy repairs within the garage.
The Authority has received no other privately written representations objecting to the application.
Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:-
General Policy 2: "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:
Policy 34: In the maintenance, alteration or extension of pre-1920 buildings, the use of traditional materials will be preferred.
Dealing with the planning history of the site first, permission was granted under application 05/00235/A, for the existing house to be demolished and for residential development of the site being limited to no more than nine residential units.
This application proposes to retain the existing dwelling but to make significant alterations and extension, finishes to a high standard.
As the application site is within a area of "predominately residential use", and therefore accords with the land-use zoning, General Policy 2 is the relevant policy to consider, but especially paragraph b, c and g.
Paragraph b deals with the proposals respecting the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them. The largest of the extension would be to the rear of the property which proposed to replace a large glazed conservatory, which currently has a detrimental impact upon the visual appearance of the property. The proposal would be a single and two storey extensions which would be designed to be in keeping with the character, scale and form of the existing property and would vastly improve the visual appearance of the rear elevation.
Other extensions consist of the side conservatory to the western elevation. The extension would have a width of 7 metres, a depth of 10 metres with a roof height (excluding roof lantern) 3.9 metres. Again it is considered the design, scale, and proportion would be in keeping with the traditional appearance of the property.
The application also proposes a detached double garage, southwest of the west elevation of the dwelling approximately 4 metres away. This is a standard single storey double garage 6.9 metres in width, 6.9 metres in depth, with a ridge height of 4.1 metres. Three trees would be lost due to the garage; however, these are not mature trees. Except for these three trees (outside the zoned area of woodland) all existing trees will be retained.
The final extension to the property would be to the east of the property, and involves the demolition of the single storey structures and replaced by a single storey double garage with workshop/store.
Overall, it is considered the proposed alterations and extension would comply with General Policy 2 (b) for the reasons indicated.
Turning to paragraph c, which deals with the character of the surrounding landscape or townscape, the majority of works proposes will not be apparent from the public highway due to the high boundary stone wall which runs along the northern boundary of the site (adjacent to Jurby Road). Additionally, the largest extensions to the property are to the rear elevation and cannot be seen from the highway even if the front boundary wall was not there. Overall, it is considered the proposals would have no adverse impact upon the visual appearance of the street scene and therefore comply with General Policy 2 (c).
The final aspect of the application to consider would be paragraph g. This policy ensures that any proposal does not affect adversely the amenity of local residents or the character of the locality. As indicated previously it is considered the design, scale and form of the alterations and extensions are consider acceptable for the character of the locality. However, consideration needs to be taken to potential impact upon the neighbouring residential properties, namely 1 Belmont and Cummal Beg.
The aspect of the extension mostly like to affect the amenities of 1 Belmont would be the rear single storey garden room extension. This would project 5.5 metres further than the existing rear conservatory and has a height of 4.5 metres. The proposed extension would be set 1.6 metres away from the eastern boundary shared with 1 Belmont Terrace, which consists of a 3.5 metre high Manx stone wall, which after 6 metres (approx) along the boundary, gradually decrease to 2.1 metres in height.
Initial concern was that the rear projection of the extension could have an overbearing impact and/or loss of light to the detriment of the neighbouring residential amenities. However, it is considered given the 3.5 metre high wall runs approximately 6 metres along the boundary shared with 1 Belmont, the extension is sited 1.6 metres from the boundary and as the proposed extension would be 4.5 metres in height (measured from ground level) the potential impact upon 1 Belmont would not be significant to warrant a refusal.
The impact upon the neighbouring property Cummal Beg, through the proposed garage and new driveway would be limited. The garage is set 15 metres southeast of the rear elevation of Cummal Beg and along the western boundary of the application site, consists a number of mature trees and hedgerows along the boundary which will help to significant reduce the appearance and the impact off the garage. The garage is a double garage so it is reasonable to consider that only a limited about of traffic would come and go, and therefore, not enough to warrant a refusal, on the basis that the vehicular movement in this location would have a significant detrimental impact upon the residential amenities of Cummal Beg.
It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), and for the reasons set out in this report, it is recommended that the application be approved.
It is considered that the following parties meet the criteria of Government Circular 1/06 and should be afforded interested party status:
The Department of Transport Highway Division Ramsey Commissioners
The owners/occupiers of Cummal Beg, Jurby Road, Ramsey
Recommendation
Recommended Decision: Permitted Date of Recommendation: 30.04.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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 alterations, erection of extensions, detached garage and amending vehicular access and driveway as proposed in the submitted documents and drawings 1738/08/01, 1738/08/010A, 1738/08/011, 1738/08/012, 1738/08/013, 1738/08/0100D, 1738/08/0101D, 1738/08/0102D, 1738/08/0110D, 1738/08/0111 and 1738/08/112A all received on 19th February 2009.
C 3. The proposed garages/workshop may be used only in association with "Mount Auldyn House" and for purposes ancillary to the use of "Mount Auldyn House" as a single dwelling house and for no commercial purposes.
C 4. The external finishes of the extension must match those of the existing building in all respects.
C 5. The roof(s) must be finished in dark natural slate.
C 6. The applicant shall contact the Network Operations Section of the Department of Transport prior to carrying out any works within the highway, including the installation of dropped kerbs. Telephone 686665.
I confirm that this decision accords with Government Circular No. 31/07 (Delegation of Functions to Senior Planning Officer) Decision Made: Permitted Date: 27-May-2009 Signed: __________________________ Senior Planning Officer
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