Officer Planning Report

Planning Report And Recommendations {{table:134856}} {{table:134857}} {{table:134858}} ### Considerations {{table:134859}} ### Written Representations ### Consultations

Officer's Report

Description Of Application Site

• The application site is a residential property situated on the northern side of the Lheaney Road in Ramsey situated between Ballacraine and Kirk Michael.
• The site is within a predominantly residential area.
• There is substantial hedging along the southern and western boundaries of the application site. Furthermore, there are substantial trees on the eastern boundary of the site.
• To the west of the site is the residential property of Dunbar
• To the east of the application site is the residential property of Bengairn.

Proposal

• The proposal is to erect a conservatory on the front elevation of the property.
• The conservatory will project 3.5m to the front of the property and will be 3.7m in width.
• The height of the conservatory will be 3.2m to the ridge.

Relevant Planning History

• 04/01288/B - Erection of wooden shed to rear of dwelling. Erection of wooden fence along front boundary of dwelling – granted 13.08.2004

Development Plan Policies

• Isle of Man Planning Scheme (Ramsey Local Plan) Order 1998 accompanied with Planning Circular 2/99.

Statutory Consultation Responses

• Ramsey Town Commissioners – no objections to the proposal.
• Highways Division of the DoT have made no comments in relation to the application.

Public Responses

• Press notices were posted on 25.5.06.
• No representations have been received.

Issues

• The application site is located within a predominantly residential area. The property is not within a conservation area nor is it a registered building.
• In respect of the impact on the visual amenities of Lheaney Road, The proposed conservatory will be set to the front of the application site. The conservatory will breach the building line of the property. The most of the views of the proposed conservatory along Lheaney Road will be obscured by the existing hedging to south and west of the proposed conservatory. However, where the conservatory is visible within the street scene it will only be limited to views of the proposed roof except from a front entrance gate adjacent to the proposed siting of the conservatory.
• The main issue here is does the proposed development cause significant harm to the visual amenities of the locality so to warrant a refusal of planning permission. On consideration of the application, I do believe the proposal will cause some harm to the visual amenities of the locality due to the fact the conservatory will appear an unusual addition to the front elevation of the property. However, the live hedging that exists does help to reduce the prominence of the conservatory within the street scene. Therefore, on balance, I consider the proposed conservatory will impact on the visual amenities of the street scene but not to a degree where planning permission should be withheld.
• In respect to the impact on the residential property of Dunbar, the application site is set to the east of the neighbouring property. The proposed conservatory will be set approximately 9m off the boundary of the neighbouring property. There is a substantial hedge between the proposed conservatory and the boundary of the neighbouring property. This hedge will prevent any overlooking of the neighbour's property. I therefore do not consider the proposal will adversely affect the residential amenity of Dunbar.
• In respect of the impact on Bengairn, the application site is set to the west of the neighbouring property. There is a substantial amount of landscaping running along the eastern boundary of the application site. The conservatory will be set approximately 27m off the boundary. I do not consider the proposal will cause any significant impact from overlooking due to the amount of landscaping on the boundary and the distance the conservatory is set off the boundary.

Conclusion

On balance, I therefore recommend that planning permission be granted subject to condition in the attached schedule below.

Party Status

I consider that the following should be granted party status due to them being a Statutory Consultee:

• Ramsey Town Commissioners
• The Department of Transport Highways Division.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 31.07.2006

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 permission relates to the erection of a front conservatory as shown in drawing numbers 00832/1; 00832/2; 00832/3; 00832/4 and 00832/5 date stamped 15th May 2005.

C 3. No facing materials shall be used other than materials similar to those used on the existing building.

Decision Made : Approved Committee Meeting Date : 10/8/06