DEC Officer Report

Application No.: 22/00052/B Applicant: Mrs Caroline Callahan Proposal: Alterations, erection of extension and creation of a gable window Site Address: 5 Rheast Mooar Close Ramsey Isle Of Man IM8 3LT Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 24.03.2022 _________________________________________________________________

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 General Policy 2 of the Isle Of Man Strategic Plan, Residential Design Guide and Ramsey Local Plan, not having any significant public or private amenities.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 21.01.2022. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site is the residential curtilage of 5 Rheast Mooar Close, Ramsey, a single storey detached dwelling (1960/70's style) located on the western side of Rheast Mooar Close. The main dwelling is a pitched roof property with a gable face end to front and rear elevations, but includes a single storey flat roofed attached garage to the side elevation (north) and behind a glazed conservatory.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within a "predominately residential use" under the Ramsey Local Plan 1998. The site is not within a Conservation Area. - 2.2 General Policy 2 of the Strategic Plan is considered applicable, 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:

• (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."

2.3 Residential Design Guide July 2021

3.0 PLANNING HISTORY - 3.1 There are no previous applications on this site which are relevant in the determination of this application.

4.0 PROPOSAL - 4.1 The application seeks approval for the alterations, erection of side extension (northwest) and creation of a gable window to rear elevation (southwest). The works include the demolition of the existing side conservatory.

5.0 REPRESENTATIONS - 5.1 Ramsey Commissioners do not object (18.02.2022). - 5.2 Highway Services have no highway interest (03.02.2022).

6.0 ASSESSMENT - 6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the street scene/individual property and the individual property and impacts upon neighbouring amenities. - 6.2 The extension is flat roof, but includes a parapet wall. The proposal is not especially apparent from public views being to the side elevation and behind the existing flat roofed garage. The proposal maybe partially apparent, as the parapet wall is slightly taller than the existing flat roofed garage. However, the proposal is not considered to introduce a prominent or significant impact upon the visual amenities of the street scene or individual property. Other alterations proposed raise no concerns. Accordingly, from these respects the proposal would comply with General Policy 2 and the Residential Design Guide. - 6.3 In terms of impacts upon neighbouring amenities, the main impact is through potential overlooking from the two new side windows. It is noted that one window is in a similar position/sized as the existing conservatory window and therefore the impact from this window is the same. However, the proposed second window (further to the rear) has the potential to introduce an unacceptable level of overlooking towards the rear garden of Nr 4. However, visiting the site it is noted a 1.8m to 2m high timber fence is in place and this would significantly reduce any potential overlooking.

7.0 CONCLUSION - 7.1 Overall, it is considered the proposal would comply with General Policy 2 of the Isle Of Man Strategic Plan, Residential Design Guide and Ramsey Local Plan, not having any significant 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 : 25.03.2022 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/ customers and archive records.