DEC Officer Report

Application No.: 22/00462/B Applicant: Mr & Mrs Donald Hernaman Proposal: Erection of extension to replace existing conservatory Site Address: Dreemskerry Dreemskerry Hill Dreemskerry Ramsey Isle Of Man IM7 1BE Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 23.05.2022

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. The proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016 and in turn the Residential Design Guidance 2021.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 19th April 2022;

• o Drawing No. JTM2199-P-01
• o Drawing No. JTM2199-P-02

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is within the curtilage of Dreemskerry, Dreemskerry Hill, Dreemskerry, Ramsey which is large two storey traditionally styled property, which has had several extensions to both the front and rear, situated upon a corner plot where Dreemskerry Hill meets the Manx Electric Railway. THE PROPOSAL - 2.1 The current planning application seeks approval for the demolition of the existing conservatory and erection of a single storey sunroom extension which is to measure 3.385m by

• 4.845m with an overall height of 3.1m.

2.2 The proposed sunroom will have materials such as the roofing and rendered external walls to match the existing dwelling. PLANNING HISTORY - 3.1 The previous applications are not relevant in the assessment of this application. PLANNING POLICY - 4.1 The site lies within an area zoned as an "Area of Private Woodland or Parkland" and an "Area of High Landscape or Coastal Value and Scenic Significance" on the 1982 Development Plan - North Map. The property is not within a Conservation Area or a Flood Risk Zone.

4.2 Given the nature of the residential property and the land designation paragraph 8.12.1 and General Policy 2 from the Isle of Man Strategic Plan 2016 are most relevant to its assessment which set out the general standards towards acceptable development, followed by Transport Policy 3 which seeks that new development does not compromise the attraction of the existing and former rail routes. - 4.3 The Residential Design Guidance 2021 is also a material consideration particularly those parts in respect of good neighbourliness and overlooking. - 4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation. REPRESENTATIONS

5.1 The following representations can be found in full online, below is a short summery;

5.2 Highway Services have considered the proposal and state "No Highways Interest." (5.04.22)

5.3 No comments have been received from Ramsey Town Commissioners at the time of writing this report. ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are:

• - character and appearance (GP2, b,c & TP3)
• - impact on neighing amenity (GP2, g)
• - other matters (RDG, CP7, 11 & IP5)

- 6.2 CHARACTER AND APPEARANCE

• 6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.

• 6.2.2 In the case of this application it can be seen that the proposal is situated to the North East of the site, which is opposite the MER railway line, as such TP3 is relevant in whether the proposed works could comprise the attraction of the lines.
• 6.2.3 Overall the proposed property is situated on an angle away from the railway line with mature hedging and trees situated in a position in which the proposed extension will minimally be seen from the railway line. The change of the roof type will also assist the extension in moulding in with its surroundings which will mean that impact upon the overall streetscene will be minimal.

- 6.3 NEIGHBOURING AMENITY

• 6.3.1 With regards to neighbouring amenity, the proposed extension is not increasing any impact upon the neighbours due to where the proposed extension is situated and the neighbouring properties being situated more than 20m away from the proposal.

6.4 OTHER MATTERS

• 6.4.1 The proposed works are an extension to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal whilst increasing the surface area of the dwelling, any water runoff will be dealt with as per the existing arrangement of the main dwelling. The proposed extension will not increase water usage of the dwelling and therefore there are no new issues in this respect. CONCLUSION

7.1 The proposed extension is acceptable in terms of their form, mass and design by providing a suitable extension to an existing residential property and as such complies with General Policy 2 and in turn the Residential Design Guidance 2021. 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 a Principal Planner 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: 25.05.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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