DEC Officer Report

Application No.: 20/01493/B Applicant: Mr Gavin Jasinski Proposal: Erection of extension to replace existing conservatory Site Address: Zalmonah Lezayre Road Ramsey Isle Of Man IM8 2TE Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 22.01.2021 _________________________________________________________________

Conditions and Notes for Approval

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.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 9th December 2020:

• o Drawing No. 1
• o Drawing No. 2
• o Drawing No. 3 _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of Zalmonah, Lezayre Road, Ramsey which is a detached bungalow located on the northern end of Lezayre Road.

1.2 To the front of the property is an existing conservatory which has a small brick plinth and is mostly laid with glass. THE PROPOSAL - 2.1 The current planning application seeks approval to replace the existing conservatory to the front elevation with a flat roofed extension measuring 3m by 11.2m with an overall height of 3.2m. To the lower half of the proposed extension will be matching rendered plinth to match the existing property. The windows are to be white PVC double glazed. PLANNING HISTORY - 3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Ramsey Local Plan 1998, Map 1.

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:

• 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; g) does not affect adversely the amenity of local residents or the character of the locality;

• n) is designed having due regard to best practice in reducing energy consumption."

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 (8.1.21).

5.2 Ramey Town Commissioners have requested a deferral to at least 28th January 2021 (8.1.21). 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.

CHARACTER AND APPEARANCE

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 the front of a property and states, "4.1.1 An extension to the front of a property can have the greatest impact upon

• the individual dwelling and/or the street scene. There may be limited circumstances when a front extension is appropriate, for example where the street has an irregular building line or pattern. Any extension should normally appear as if it were designed with the original building and not look out of place in the street.-"
• 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. Whilst the proposed extension is of a flat roof variety due to the roof scape of the property it would be relatively difficult to design something which wasn't a flat roof that would not have more of an impact upon the overall streetscene. NEIGHBOURING AMENITY
• 6.5 Another factor when looking at extensions such as this is whether they would create an impact on the neighbouring properties amenities. The proposed extension is situated to the front elevation with no increase in windows as such there should be no impact on the 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:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status

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: 26.01.2021 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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