Officer Report

Application No.: 18/00012/B Applicant: Mr & Mrs Andrew Pladgeman Proposal: Alterations and erection of a rear extension Site Address: 42 Bowring Road Ramsey Isle Of Man IM8 3EJ Case Officer : Mr Jason Singleton Photo Taken: 08.02.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 26.03.2018 _________________________________________________________________

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

Plans/Drawings/Information;

This approval relates to drawings referenced; SM17/439/1 & SM17/439/2, date stamped received on 19th January 2018. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of 42 Bowring Road, Ramsey. The property is a semi-detached, two storey and located to the east of the highway with no car parking associated with the dwellinghouse. PROPOSAL - 2.1 Proposed is the removal of the existing rear conservatory and the erection of a rear extension, single storey, with an internal layout featuring a kitchen and dining room.

2.2 The extension would give a footprint of 6.2m long and 3.7m wide with a shallow pitched roof. The design would feature four Velux windows on the south east elevation and two pairs of high level windows (underneath eaves level) to the North West elevation. The footpath along the side (north) of the property would be retained for access to the narrow but long rear garden. PLANNING HISTORY - 3.1 04/00026/B - Installation of a uPVC replacement window on side of front porch

04/00234/B - Installation of uPVC casement windows to side and rear, fixed porch window and replacement roof light to front elevation PLANNING STATUS

4.1 In terms of local plan policy, the application site is within an area zoned as "Predominantly Residential" as identified on the Ramsey Local Plan 1998.

4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 4.3 General Policy 2 (GP2) (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;

4.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 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."

REPRESENTATIONS

5.1 Ramsey Town Commissioners have no objection (19th January 2018)

5.2 Highways Services have commented and confirm there is no Highways Involvement (12th January 2018) ASSESMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are;

• (i) the visual impact of the proposed development on the character and appearance of the existing dwelling, and street scene; (GP2(b) & (c)
• (ii) the impact upon the amenities (overlooking, loss of light and over bearing impact) of the neighbouring properties.(GP2(g)

• (i) Visual Impact

6.2 With regard to the rear extension, this aspect is solely contained to the rear elevation. There are no public views of the rear elevations from the Highway. The principle of extending at the rear elevation is acceptable and will be achieved without compromising any of the rear amenity space/ garden. The size, position and scale of the proposal would be considered complimentary to the property whilst remaining subservient being single storey and finished to match the dwelling house in materials and colour. This aspect is deemed to be an acceptable form of development that is proportionate to the dwellinghouse and complies with those sections of General Policy 2(b) & (c).

• (ii) Neighbouring amenities 63 From the site visit, it is clear to see the rear elevation of the neighbouring property to the north (No.40) which adjoins the site and what impact the proposed extension would have. The neighbouring property and the application site benefit from a rear extension projecting out from the dwellinghouse with conjoining roof pitches. On the boundary are timber fencing 2.0m high and only the upper proportions of the proposed extension would be visible. In this instance is not considered there to be any aspect of overlooking or loss of privacy towards either neighbour. The height and design of the roof slope with a shallow pitch would not be considered to be detrimental to the neighbouring property from over shadowing.

6.4 The level and scale of development proposed are considered to be relatively modest and not judged to cause harm to the enjoyment of the main dwellinghouse or considered to harm the neighbouring amenity. In this case the rear extension would be considered compliant with those sections of General Policy 2(g). CONCLUSION - 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 (Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 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 in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 27.03.2018 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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