DEC Officer Report

Application No.: 21/00288/B Applicant: Mr Alistair & Mrs Angela McCraith Proposal: Alterations and erection of replacement extensions Site Address: Fairfield House Fairfield Avenue Ramsey Isle Of Man IM8 2LS Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 19.04.2021 _________________________________________________________________

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. It is considered the proposal would again comply with the relevant policies of the Isle Of Man Strategic Plan and Residential Design Guide.

Plans/Drawings/Information; AAM 1/1, AAM 1/2, AAM 1/3, AAM 1/6 Rev A, AAM 1/7 Rev C and Proposed Ground Floor Plan all received on 3rd March 2021. _______________________________________________________________

Interested Person Status – Additional Persons

It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions that relate to planning considerations:

Flood Management Division (DOI) _____________________________________________________________________________

Officer’s Report

- 1.0 SITE

1.1 The application site is the curtilage of Fairfield House, a two storey detached house sited on the southern side of Fairfield Avenue in Ramsey. - 1.2 Fairfield House is located to the south of Thie Quinney and to the west of Ramsey Grammar School playing fields. To the southwest of the application site is Ramsey Golf Course.

2.0 PLANNING POLICIES - 2.1 The application site is within an area of 'Predominately Residential' under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998, hereafter referred to as the Ramsey Local Plan. The site is not within a Conservation Area. - 2.2 Due to the zoning of the site and the proposed works the following policies are relevant in the determination of the application:- - 2.3 General Policy 2 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:

• (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."

- 2.4 RESIDENTIAL DESIGN GUIDE 2019

3.0 PLANNING HISTORY - 3.1 The previous planning applications is considered relevant in the assessment and determination of this application: - 3.2 Installation of bi fold doors (retrospective), erection of extension to replace existing conservatory and landscaping works - 20/01062/B - APPROVED

4.0 PROPOSAL - 4.1 The application seeks approval for the installation of bi fold doors (retrospective), erection of extension to replace existing conservatory and landscaping works. The proposal is a flat roofed property with parapet wall and detail banding. The proposal is almost identical to what was approved under 20/01062/B. The only difference is the parapet wall has been increased slightly.

5.0 REPRESENTATIONS - 5.1 Highway Services comment there are no highway impacts (received on 12.04.2021). - 5.2 Flood Management Division (DOI) comment there is "No Flood Risk Management interest" (13.04.2021).

6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this current planning application are the impacts of the proposed development on the character and appearance of the existing dwelling and upon the visual amenity of the surrounding area. - 6.2 With regards to the existing dwelling, the extension is relatively modest and is considered suitably subservient to the main house. It is deemed to respect the main dwellinghouse in terms of the siting, layout, scale and form of buildings and the spaces around without detracting from the character and appearance of the main dwelling. The amended design, both in terms of scale and character and is judged unobjectionable. Lastly the proposal would be an improvement over the existing conservatory. As such this element of the proposal is deemed acceptable again. - 6.3 With regards to the impact of the development on the surrounding area and general public amenity, it is worth noting that the proposed extension is single storey. The boundary of the curtilage along the western edge is a high wall over 2m in height with mature hedging and trees inside the curtilage as isn't clearly visible when looking from adjacent properties. Nonetheless, the development proposed is not judged to detract from the existing character and form of the main dwelling and in turn what would be visible is not judged to harm the amenity of those that would see the extension.

7.0 CONCLUSION - 7.1 Overall, it is considered the proposal would again comply with the relevant policies of the Isle Of Man Strategic Plan and Residential Design Guide therefore it is recommended that the application be approved.

8.0 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 the Head of Development Management 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 : 22.04.2021 Determining officer Signed : S BUTLER Stephen Butler Head of Development Management

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