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The planning application seeks approval for the installation of a sloping roof box dormer, which extends on the front and rear elevations, and the installation of a rooflight in the rear elevation of a two storey end terrace dwelling in Barrack Lane, Ramsey. The box dormer extension has a window in its front elevation.
Planning approval was previously granted on the 2nd August 2004 through 04/01024/B for the removal of a chimney stack and coping and the installation of replacement windows.
Under the Statutory Document No. 578/98, Ramsey Local Plan, the application site is located within the town centre mixed use area. The property also lies within the Ramsey Conservation Area and Planning Policy Statement 1/01, Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man, sets out the Department’s position in terms of development within Conservation Areas.
Ramsey Town Commissioners object to the proposed development on the grounds that they consider it to be unsympathetic to its location within a Conservation Area and out of keeping with surrounding properties.
The owners and/or occupants of 8 Mona Street, which is directly to the rear of the application site, object to the proposed development on the grounds that they consider the rear dormer to be intrusive, to cause undue overlooking and to potentially set a precedent for further dormers along the rear of Barrack Lane.
In terms of assessment I would suggest that the main considerations are the visual impact of the dormers in relation to the dwelling, the visual impact of the dormers in relation to the Conservation Area status and the impact on the residential amenity of the surrounding properties.
The dwelling is quite a narrow property and I consider that the visual appearance of the dormers is unsympathetic and out of character with the dwelling to the point of it being sufficient reason for refusal. The fact that the dwelling is within a Conservation Area reinforces any such refusal, as the proposed development neither conserves nor enhances the character of the Conservation Area.
Given that only a rooflight is proposed in the rear elevation I am not convinced that the objector's concerns about overlooking and the development being intrusive are grounded. However, I do accept that an approval could set an undesirable precedent.
I recommend that the planning application be refused.
As an adjacent property I consider that 8 Mona Street meets the requirements and should be granted interested party status.
Recommended Decision: Refused
Date of Recommendation: 17.01.2006
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
R 1.
The planning application is unacceptable by reason that:
a) the design and form of the proposed development is out of keeping with the character of the dwelling. As such the proposal represents an inappropriate form of extension that is detrimental to the visual amenity of the dwelling; b) the design and form of the proposed development neither preserves nor enhances the character of the Conservation Area that it is located within. As the proposal is specifically contrary to Policy CA/2 of Planning Policy Statement 1/01, Policy and Guidance Notes for the Conservation of the Historic Environment of the Isle of Man; and
c) an approval would set an undesirable precedent for similar extensions along Barrack Lane.
I confirm that this decision accords with Government Circular No 57/01 (Delegation of Functions to Director of Planning and Building Control).
Decision Made: Approval by delegation Date: 20/11/06
Signed: [Handwritten signature]
M. I. McCauley Director of Planning and Building Control
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