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Application No.: 20/01428/B Applicant: Mrs Susan Hardy Proposal: Erection of an extension to South East elevation Site Address: 41 Lezayre Park Ramsey Isle Of Man IM8 2PT Planning Officer: Mrs Vanessa Porter Photo Taken: 16.12.2020 Site Visit: 16.12.2020 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 20.01.2021 _________________________________________________________________
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. The proposed works complies with General Policy 2 of the Isle of Man Strategic Plan and also the Residential Design Guide 2019.
This decision relates to the following plans and drawings, date stamped received on 30th November 2020:
This decision also related to a revised proposed drawing received on the 15th December 2020 which showed the height of the roof and referenced Drawing No. 02
_______________________________________________________________ Interested Person Status – Additional Persons
None _____________________________________________________________________________
Officer’s Report THE APPLICATION SITE
1.1 The application site is the residential curtilage of 41 Lezayre Park which is a detached bungalow situated on a corner plot to the northern part of Lezayre Park. THE PROPOSAL - 2.1 The current planning application seeks approval to erect an extension to the east elevation measuring 4m by 4m with an overall height of 3.6m.
2.2 The proposed extension will be partially glazed on all sides with rear double doors to the north elevation. PLANNING HISTORY - 3.1 There are no previous planning applications which are considered relevant to the determination of this proposal. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Ramsey Local Plan 1998, Map 2.
4.2 Of specific relevance to the assessment of this application is General Policy 2 of the Isle of Man Strategic Plan 2016 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:
4.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 is also relevant and 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." - 4.4 The Residential Design Guidance 2016 is also relevant in this application of which the parts which are relevant are below in the assessment of this application. REPRESENTATIONS
5.1 Highway Services have No Highways Interest in this application (18.12.20).
5.2 Ramey Town Commissioners have requested a deferral till the next board meeting on the 28th January 2020. (8.1.20) ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application is the potential impact of the proposal on the character and appearance of the property and the wider streetscene and whether there would be an impact on the neighbouring properties.
6.2 When looking at the character and appearance of proposed extensions on property's in general the Residential design guide 2019 gives guidance and states, "3.2.2 Extensions should generally have the same roof pitch (angle) and shape as the existing dwelling and the height (roof ridge) should be lower than that of the main building. Generally, pitched roofs are the preferred roof type compared to flat roofs which are generally inappropriate forms of development, especially if publically viewable, unless the existing property has a flat/low pitched roof design. The extension should normally incorporate any design/interesting features of the existing dwelling (with windows and doors replicating the design, proportions and materials of the original building, and being in line with the existing openings) unless a deliberate design decision has been made to adopt a different approach."
6.3 The Residential Design Guide 2019 then goes on to give guidance for extensions to a corner plot and states, "The extension of dwelling which are positioned on corner plots needs careful consideration, as these are generally apparent from the adjacent public highway (footpath/road) and can result in a dominating feature in the street scene, particularly if they come forward of the general line of the fronts of neighbouring properties. Extensions in these locations should not be visually over-dominating or disrupt the sense of openness between the properties and the streetscene.
Generally, any extension should not project further than the building line of those properties on adjacent roads, whilst still respecting the existing dwelling."
6.4 With the above in mind the main aspects are whether the extension would be suitable in terms of its design, form, size and finishes. The proposed extension has been built with a subordinate pitched roof and is set back from the main building line of the front elevation. The proposed extension is also in line with the properties to the north and as such does not extend over the general building line. - 6.5 No. 41 Lezayre Park has mature hedging surround the site and as such the extension would not be seen from a public vantage point, if this hedging was removed at any point the extension is relatively modest and in keeping with the character of the property in question and as such should have no impact on the overall character and appearance of the property or the streetscene. NEIGHBOURING AMENITY - 6.6 Another factor when looking at extensions such as this is whether they would create an impact on the neighbouring properties amenities. As stated above the property has mature hedging to the east and south which means that there is no overlooking to neighbouring properties. If this hedging was removed there is additional substantial hedging to No. 73 Lezayre Park who could be the most affected by the works. As such there is no impact on neighbouring properties. CONCLUSION
7.1 For the above reasons the proposal is considered to comply with General Policy 2 of the Isle of Man Strategic Plan 2016 and therefore acceptable. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
8.2 The decision maker must determine:
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.
Decision Made : Permitted Date: 22.01.2021 Determining officer
Signed : C BALMER Chris Balmer Principal Planner
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