DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/00173/B Applicant: Mr & Mrs Ian Steele Proposal: Removal of two existing chimneys and erection of a rear dormer Site Address: Ballaghennie Lezayre Road Ramsey Isle Of Man IM8 2TA Planning Officer: Mr Paul Visigah Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.04.2023

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 is considered to be in accordance with General Policy 2, Strategic Policy 3(b) and Environment Policy 42 of the Isle of Man Strategic Plan 2016 in that no unacceptable visual, residential amenity or other impacts were identified.

Plans/Drawings/Information; This approval relates to the documents and plans submitted 16 February 2023. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Ballaghennie, Lezayre Road, Ramsey, a single storey detached bungalow with accommodation within the roof space sited on the southern side of Lezayre Road. Ramsey Grammar school is to the east of the site. The property's rear (south) elevation overlooks the sports pitch for Ramsey Grammar school. - 1.2 The dwelling, which is a non-traditional hipped roofed bungalow, has a pitched roofed projecting gable on the elevation facing the adjoining highway. The dwelling has two chimneys set over its roof plane; one serving the living room while the second chimney, the primary chimney serves the dining room. - 1.3 The street scene is characterised by a mix of dwelling types, both modern and traditional, with a significant proportion of buildings having chimneys. However, there is a sizable proportion of the dwellings along the street scene without chimney stacks.

2.0 THE PROPOSAL - 2.1 Removal of two existing chimneys and erection of a rear dormer. The two chimneys which currently sit on the roof plane of the dwelling would be removed with the roof covered and made good. - 2.2 The works would also involve the erection of a rear facing dormer on the rear gable end of the property in roof style similar to the front facing dormer although the window opening would offer a more modern appearance than the front dormer. A new rear facing pitch roof addition would be created at the rear roof plane to enable the creation of the dormer within the roof space.

2.2 The dormer extension would have slate roof over such that it would be similar to the existing. Also, the new dormer face would be finished in rendered external walls similar to the existing wall finish of the dwelling. The new dormer window which would be a full height glazed window would also be UPVC (colour not stated). - 3.0 PLANNING POLICY

3.1 The application site is within an area recognised as predominantly residential use under the Ramsey Local Plan Order 1998. Map No. 1 (North), and the site is not within a Conservation Area. The site is not within a registered tree area and there are no registered trees on site. The site is also not prone to flood risks. - 3.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this current planning application: - 3.3 General Policy 2 (In part): "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:

• (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;

• (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 and
• (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;

• (n) is designed having due regard to best practice in reducing energy consumption."

3.4 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". - 3.5 Strategic Policy 3: Proposals for development must ensure that the individual character of our towns and villages is protected or enhanced by: (b) having regard in the design of new development to the use of local materials and character. - 3.6 Environment Policy 42 (In part): New development in existing settlements must be designed to take account of the particular character and identity, in terms of buildings and landscape features of the immediate locality. - 3.7 Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are; Infrastructure Policy 5, Community Policy 11, Community Policy 7 and Community Policy 10.

- 4.0 OTHER MATERIAL CONSIDERATIONS

4.1 Whilst not adopted planning policy, DEFA's Residential Design Guidance is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and householder extensions". Sections 2.0 on sustainable construction, 5.1 on Chimneystacks and Flues, and 7.0 which deal with impact on neighbouring properties are considered relevant to the current scheme. - 5.0 PLANNING HISTORY

5.1 The application site has been the subject of three previous planning applications, two of which are considered relevant in the determination of this application:

5.2 PA 12/01470/B for Alterations, enlargement of existing gable and installation of gable window - Approved. This application enabled the creation of the front facing wall dormer which the current application seeks to replicate on the rear elevation of the dwelling. - 5.3 PA 17/01053/B for Replacement of existing garage with extension including kitchen and enlarged garage with roof lantern and front and rear access - Approved. This application and the previous application enabled alterations to the dwelling and have resulted in the existing appearance of the dwelling which the current application would alter.

6.0 REPRESENTATIONS Copies of representations received can be viewed on the government's website. This report contains summaries only.

6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is 'No Highway Interest' in a letter dated 3 March 2023.

6.2 Ramsey Commissioners have no objection to the application (30 March 2023). - 6.3 No comments have been received from neighbouring properties.

- 7.0 ASSESSMENT

7.1 The fundamental issues to consider in the assessment of this planning application are:

• a. The potential impacts upon the property and the visual amenities of the street scene; and

• b. Potential impact upon neighbours.

7.2 There would be no impact on parking or highway safety, given that the scheme does not seek to alter the means of access into the site or the parking layout and arrangement on site.

7.2 Visual Impacts (GP 2, SP 3B & EP 42)

• 7.2.1 In terms of impacts of the proposed works on the existing dwelling, it is considered that the proposed changes to the dwelling are of a scale and form that would fit seamlessly with the character and appearance of the existing dwelling and site, and would not detract from the overall appearance of the existing property. More so, the external works are judged to be easily integrated into the existing built fabric on site.
• 7.2.2 With regard to the removal of the existing chimneys on the dwelling, it is considered that the existing chimneys are noticeable when viewed from the adjoining highway, particularly when directly in front of the dwelling. However, given the age and design of the dwelling, it is judged that the removal of the chimneys would not result in adverse impacts on the appearance of the dwelling, as the appearance of the dwelling would not be significantly altered by the removal of the chimneys.
• 7.2.3 In assessing the impact of the proposed development on the character of the street scene, it is noted that the existing form, massing and design of the property would remain largely unaltered with mild alterations on the exterior of part of the property which would be in keeping with the existing character of the dwelling. It is also considered that the dwellings here are varied with no prevailing design style, with some of the dwellings also not having chimneys on their roof plane. It is also noted that the new dormer would be at the rear of the dwelling where it would not be particularly prominent from public vantage points along the highway
• 7.2.4 Based on the foregoing, it is considered that the proposed development would be acceptable when judged against the residential context of the site, the modern appearance of the dwelling and the nature of the street scene which has a varied mix and style of dwellings. The proposals are, therefore, judged to comply with the requirements of General Policy 2, Strategic Policy 3 and Environment Policy 42 of the Strategic Plan.

7.3 Potential Impact upon Neighbouring Amenity (GP 2 & RDG 2021)

• 7.3.1 The component of the application worthy of consideration with regard to impacts on the neighbouring dwellings would be the potential for overlooking. This is hinged on the fact that a new second floor window would be added to the rear elevation of the dwelling. This window is, however, not considered to result in adverse impacts on neighbouring amenity in terms of overlooking as the orientation of the dwelling would only allow views to the car park and sports pitch for Ramsey Grammar school situated at the rear of the dwelling.
• 7.3.2 It is not considered that overbearing impacts or loss of light would result given the separating distance between the dormer extension and the existing buildings within Ramsey Grammar school.

- 8.0 CONCLUSION

8.1 Overall, it is considered the proposal would be an appropriate level of development which would have no significant impacts upon the visual amenities of the area, or neighbouring amenities. It is therefore recommended that the application be approved. - 9.0 INTERESTED PERSON STATUS

9.1 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. 9.2 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 in Article 4(2) who should be given Interested Person Status.

I can confirm that this decision has been made by the Director of Planning and Building Control 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 : 12.04.2023 Determining officer Signed : J CHANCE Jennifer Chance Director of Planning and Building Control

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.