DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 21/01581/B Applicant: Mr David Richardson Proposal: Alterations and erection of an extension to side elevation Site Address: Burleigh Richmond Road Ramsey Isle Of Man IM8 3PA Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 04.02.2022 _________________________________________________________________

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 comply with the relevant policies of the Isle Of Man Strategic Plan and the Residential Design Guide having no significant impacts upon public or private amenities.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 05.01.2022. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site forms the curtilage of Burleigh, Richmond Road, Ramsey, which is a single storey detached property located on the eastern side of Richmond Road, which is north of Jurby Road.

2.0 PLANNING POLICIES - 2.1 The application site is within an area of 'Predominantly 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 2021

3.0 PLANNING HISTORY - 3.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application. - 3.2 Installation of dormer windows and roof light to rear elevation - 08/00679/B APPROVED - 3.3 Alterations, installation of dormer windows, creation of a new window and driveway 07/00469/B - APPROVED - 3.4 Alterations and installation of dormer windows to front elevation - 07/01827/B APPROVED - 3.5 Erection of conservatory (98/01946/B) - APPROVED

4.0 PROPOSAL - 4.1 The application seeks approval for the alterations and erection of an extension to side and rear elevations.

- 5.0 REPRESENTATIONS

5.1 Highway Services have no objection (received on 13.01.2022). - 5.2 Ramsey Commissioners have no objection (received on 20.01.2022).

6.0 ASSESSMENT - 6.1 The key issues relate to the visual impact upon the street scene and impacts upon neighbouring amenities. Visual impact upon the street scene - 6.2 The proposed side extension would be apparent when immediately passing the entrance of the site, but less so form wider views within the street scene given the mature roadside hedgerow on this site and neighbouring properties. The side extension (garage) in terms of size, scale, proportion, finish and design fit well with the existing property, appearing subordinate to it. - 6.3 The rear extensions include a single storey flat roofed extension and a lean-to conservatory. The flat roofed extension replaces an existing conservatory. While the flat roofed extension is not generally sought to be the ideal style of extension, it is noted flat roofs of this type existing on the property already (front dormer) and in the area (dormers/garages etc). Accordingly, given this and as it will not be apparent from public views this aspect raise no concerns in this instance. The rear conservatory is small and its use is more of a covered passageway from the garage to the main dwelling. This raise no concerns. Impacts upon neighbouring amenities - 6.4 In terms of impact upon neighbouring amenities, given the size and height of the extensions, existing conservaotry has simalr sized window as side window of new extension, distances from neighbouring properties and the existing boundary treatments; it is considered the proposals would not have a significant impact on neighbouring amenities sufficient to warrant a refusal.

7.0 CONCLUSION - 7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan having no significant impacts upon public or private amenities and 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 : 04.02.2022 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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