Planning Officer Assessment Report

Site The site represents the residential curtilage of Cooline, Grove Mount, Ramsey, which is part of a pair of two storey semi-detached properties, located on the northern side of Grove Mount. Land Use Zoning The site has been zoned under the Ramsey Local Plan as being within an area of "Predominately Residential" use; the site is not within a Conservation Area. Planning History The following planning applications are considered relevant in the assessment and determination of this application:- - Erection of a detached timber garage and summer house - 05/92386/B - APPROVED - Installation of metal flue to rear elevation - 02/01787/B - APPROVED - Extension to dwelling - 00/01568/B - APPROVED Proposal The application proposes the erection of a side extension to the rear elevation of the dwelling. The proposal would have a width of 5.2 metres, a depth of 8 metres and a ridge height of 4 metres. The proposal would replace an existing outlet which has a width of 3.5 metres a depth of 6.1 metres and a ridge height of 3.5 metres. Representations Ramsey Commissioners have no objection. The owners/occupiers of Grace Dieu, Grove Mount, Ramsey have objected to the application which can be summarised as; no details of sewer / soil pipe; The extension would result in loss of light partially during winter months; the drawing of 'Grace Dieu' has been represented as being larger and with a steeper roof angle than it actually is, thus implying the new proposed extension to 'Cooline' will only be in keeping with the outhouse proportions of 'Grace Dieu'; over development; and no elevational drawings of eastern elevation. The owners/occupiers of Glendown, Grove Mount, Ramsey have objected to the application which can be summarised as; the existing outhouse is setback due to existing foul sewers probably run across the back, plans do not show the pipe work; number of trees within site which are not indicated; floor levels are not shown; the relationship of the extension, rear garage, rear wall and green house is not shown; and therefore it is difficult for us to determine the impact. Assessment / Recommendation The proposed single storey would have a rear projection of 8 metres and a width of 5.2 metres. The proposal would replace an existing outbuilding, which has a rear projection of 6.1 metres and a width of 3.8 metres. The proposal therefore would be larger than what currently exists. The proposal would result in a ridge height increasing by 0.5 metres. It should be noted, the current roof is a lean-to styled roofed design and the ridge height is currently approximately 7.2 metres from the eastern boundary, shared with 'Grace Dieu'. The proposal would result in a pitched roofed design ( 0.5 m higher) approximately 6 metres from the boundary. Consideration needs to be taken whether the proposal would result in a significant adverse impact upon the residential amenities of the neighbouring property, particularly from loss of light and/or overbearing impacts. Dealing with the potential impact, the neighbouring property 'Grace Dieu' has a ground floor and first floor windows within the northern elevation. The objector has concerns that the proposal would result in a loss of light to this room and to the rear yard area. The maximum height of the roof ridge proposed would be 4 metres. It is also important to take into account that due to the type of roof design, the height of the roof gradually increases the further away from the neighbouring boundary ( 2.1 m stone wall) shared with "Grace Dieu". The ridge height would be 0.5 metres higher than the current ridge height of the lean-to outbuilding and would be closer to the boundary, however, would still retain a 6 metre distance between the neighbouring boundary and 7 metres to the ground floor window of Grace Dieu. Overall, it is considered, due to the ridge height of the proposal, the design, the existing boundary treatment, the siting and the suns orientation between the two neighbouring properties the proposal would not result in a significant amount of loss of light to the adjoining property to warrant a refusal. It is also considered due to the size of the extension, the siting and distance from the neighbouring property "Glendown", the proposal would have no adverse impact upon the residential amenities upon this neighbouring property. The Authority has received no objections or comments from the Drainage Division, however, in terms of the concerns regarding drainage issues it should be noted that the technical specification of such drainage would be a matter for building regulations control. The design of the extension is also considered to be acceptable due to the proposed design, form, massing and finish and therefore in-keeping with the existing property and that of the street scene. Recommendation For these reasons the proposal would be appropriate in this location and therefore the application is recommended is for an approval. Party Status I consider that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status: Highways Division Ramsey Commissioners Grace Dieu, Grove Mount, Ramsey Glendown, Grove Mount, Ramsey