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Application No.: 22/00100/B Applicant: Mr Keith & Mrs Debbie Martin Proposal: Erection of a rear extension Site Address: 81 Lezayre Park Ramsey Isle Of Man IM8 2PU Planning Officer: Mr Peiran Shen Photo Taken: 09.02.2022 Site Visit: 09.02.2022 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 11.03.2022 _________________________________________________________________
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. This application is considered to comply with General Policy 2 and paragraph 8.12.1 of the Strategic Plan and Residential Design Guide July 2021.
Plans/Drawings/Information;
This approval relates to the document and drawing no. 1038.01D as having been received on 27.01.2022 _______________________________________________________________
Additional Persons
None _____________________________________________________________________________
1.0 THE SITE - 1.1 The site is the residential curtilage of 81 Lezayre Park, Ramsey, a single-storey semidetached property located on the west of the southeast end of Lezayre Park.
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1.2 The house consists of a single-storey pitched-roof main dwelling and a single-storey porch on the south elevation. - 2.0 THE PROPOSAL
2.1 The proposal is the erection of a single-storey pyramid-roof rear extension and a patio. - 2.2 The west side is on the boundary wall with No. 79. It will have bi-fold doors on the east elevation, a fixed-panel/top-hung casement window on the north elevation.
3.1 There is no previous application considered materially relevant to this application. - 4.0 PLANNING POLICY Site Specific
4.1 The site is within an area designated as Proposed Residential in the Ramsey Location Plan 1998. The area has been fully built with dwellings. Therefore, it will be considered as Predominantly Residential.
4.2 No planning constraint overlaps with the site. Strategic Policy - 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: Principles of Developments - 4.4 General Policy 2, which provides an overall requirement for all development, 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:
4.5 Paragraph 8.12.1 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." Design - 4.6 Strategic Policy 3 and Environment Policy 42 both focus on the visual design of developments, they state that the design should take account of the local materials, character and identity of its immediate locality, in terms of buildings and landscape features. Focused on landscaping. - 4.7 Strategic Policy 5 states: "New development, including individual buildings, should be designed so as to make a positive contribution to the environment of the Island." Other - 4.8 Community Policy 7 and 10 state that the design of new development must, as far as is reasonable and practicable, pay due regards to existing best practise such as to prevent criminal and anti-social behaviour and outbreak and spread of fire.
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4.10 Infrastructure Policy 5 states that "Development proposals should incorporate methods for water conservation and management measures to conserve the Island's water resources." PPS and NPD
4.12 No Planning Policy Statement or National Policy Directive is applicable to this application. - 5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance
5.1 The Residential Design Guide (July 2021) provides guidance on the design of new houses and extensions to an existing property, as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
5.2 RDG 4.6 Rear Extensions set out some key considerations. These include the impact on the amenities of those in neighbouring properties such as loss of light and/or overbearing. These impacts can be regulated by designing with the right depth (projection) and location. The section also specifically mentioned that terraced/semi-detached dwellings have the potential for the greatest concern due to the potential of "tunnel effect". It also points out that single-storey extensions are unlikely to be supported where they project more than 3 metres from the back of the house. - 5.3 RDG Chapter 5 sets out key considerations regarding architectural details. These include window details and external finishing. The general idea is that development should fit in with the street scene and the building itself. - 5.4 RDG Chapter 7 sets out key considerations regarding the impact on neighbouring properties. These include the potential loss of light/overshadowing, overbearing impact upon outlook and overlooking resulting in a loss of privacy.
6.1 Ramsey Town Commissioners has no objection to this application (16.02.2022).
6.2 Highway Services states there is no highway interest in this application. (10.02.2022). - 7.0 ASSESSMENT
7.1 The key considerations of this application are its impact on the house itself, on the character and street scene of the area and the amenities of the neighbours.
7.2 The rear extension is designed in a similar style as the main dwelling. The use of large glazing and the pyramid does not stand out from the rest of the house. Character and Street Scene
Design of the House Itself
7.3 The proposal is not visible to the public. Therefore, the extension is considered not to have a negative impact on the character or streetscene of the area. Neighbouring Amenities - 7.4 The extension is single storey and passes the "45-degree Approach". Therefore, it is considered that there is no concern for overshadowing or overbearing. - 7.5 The east elevation is screened by vegetation from No. 83. It will also have a oblique view of the outbuilding of No. 83 Therefore, it is considered that there is no additional overlooking from the southeast elevation.
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7.6 The north elevation has no property within 20m and is screened by an existing cabin. Therefore, it is considered that there is no overlooking concern from this elevation. - 7.7 The patio has no overlooking concern as outdoor, meaning the intensity and duration of overlooking is reduced compared to the new east elevation.
8.0 CONCLUSION - 8.1 The proposal is considered to comply with General Policy 2 and paragraph 8.12.1 of the Strategic Plan and Residential Design Guide July 2021. Therefore, it is recommended for an approval.
9.0 INTEREST PERSON STATUS - 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:
9.2 The decision-maker must determine:
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 : 23.03.2022 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.
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