Officer Planning Report

Application No.: 09/00554/B Applicant: Mr Norman Lace Proposal: Erection of an extension Site Address: - Enayjay - 9 Balleigh Park - Ramsey - Isle Of Man - IM8 3NL --- ### Considerations Case Officer: Mr Chris Balmer Photo Taken: 11/05/09 Site Visit: 11/05/09 Expected Decision Level: Senior Planning Officer --- ### Written Representations --- ### Consultations Consultee: Highways Division Notes: Do not oppose Consultee: Clerk To The Commissioners Notes:** ---

Officer's Report

Site

The application site forms the residential curtilage of Enayjay, 9 Balleigh Park, Ramsey, which is a two-storey attached property, which is located on the northern side of Balleigh Park and north of Alkest Way.

Land Use Zoing / Planning Policy

The application site is within an area recognized as being an area of 'predominately residential use', under the Ramsey Local Plan. The site is not within a Conservation Area, nor within an area zoned as High Landscape or Coastal Value and Scenic Significance.

• Ramsey Local Plan Order 1998
• The Isle of Man Strategic Plan (20th June 2007)

Planning History

The following previous planning application is considered relevant in the assessment and determination of this application:

Extension to dwelling to provide utility room and erection of garage - 02/01282/B - APPROVED

PROPOSAL The application seeks approval for the erection of an extension to the rear elevation. The proposal would have a rear projection of 2.7 metres, a width of 3.3 metres and a ridge height of 3.6 metres.

Representations

Highways Division:- "Do not oppose" The Authority has received no privately written representations objecting to the application.

Planning Policy

Due to the zoning of the site the following policies are relevant for consideration:-

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:

• (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; (1) 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.

Assessment / Recommendation

The proposed extension is rather modest in size to the rear elevation to provide additional living accommodation (utility room). The only property likely to be affected by the development would be the neighbouring property Nr 8 Balleigh Park which is attached and located to the south.

The neighbouring property has benefited from a rear conservatory, similar in size to the proposed extension. Therefore there was initial concern that the proposal could have a adverse impact upon the amenities of the neighbouring residents.

However, after visiting the site, it was apparent this would not be the case, given the existing boundary of a two metre high hedgerow would screen the majority of the extension, when viewed from the conservatory. Therefore it is considered the proposal would be acceptable in relation to neighbouring amenities..

The design, size and massing of the proposal is considered in keeping with the existing property.

RECOMMENDATION

It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), for the reasons set out in this report, accordingly, it is recommended that the application be approved.

PARTY STATUS

It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

• Ramsey Commissioners
• Department of Transport Highways Division

Recommendation Recommended Decision: Permitted Date of Recommendation: 14.05.2009 Conditions and Notes for Approval / Reasons and Notes for Refusal

• C: Conditions for approval
• N: Notes attached to conditions
• R: Reasons for refusal
• O: 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 erection of an extension as proposed in the submitted documents and drawings 202/1/1, 202/1/2A, 202/1/4A and 202/1/5 all received on 30th March 2009.

C 3.

The external finishes of the extension must match those of the existing building in all respects.

I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made: Permitted Date: ...27...2009 14 May 2009 09/00554/B Page 3 of 4

Signed: ______________________________ Senior Planning Officer

14 May 2009 09/00554/B Page 4 of 4