Officer Report

Application No.: 18/00203/B Applicant: Mr Darryl & Mrs Anna White Proposal: Erection of porch Site Address: 17 Cooil Breryk Ramsey Isle of Man IM8 3HL Case Officer : Mr Owen Gore Photo Taken: 18.04.2018 Site Visit: 18.04.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 31.05.2018 _________________________________________________________________

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.

• C 2. Where applicable, all external facing and roofing materials to be used in the construction shall match those of the existing building in respect of their type, colour and finish.

Reason: In the interests of the character and appearance of the site and surrounding area in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information: This Planning permission relates to the following plans and documents: Site Plan Location Plan

• p1 of 3 - Proposed Front Elevation
• p2 of 3 - Proposed East Elevation
• p3 of 3 - Proposed West Elevation Photographs Date-stamped as having been received 28 February 2018.

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE SITE

1.1 The application site is a bungalow on a cul-de-sac, the north of Ramsey town centre and Ramsey Park. The dwelling is on a corner plot where Cooil Breryk diverges to a small close with three properties located off of it. The properties on the southern side of the highway are on a slightly higher level above the highway. THE PROPOSAL - 2.1 The proposal is for the erection of porch to the north elevation. PLANNING POLICY - 3.1 The site is shown on the Ramsey Local Plan Order 1998 map No.1 as being within the local plan area and the property is designated within an Area of Predominantly Residential Use. General Policy 2 applies to proposals that are in accordance with the land-use zoning and states that development will normally be permitted where it: -

• (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;

3.2 Within chapter 8 of the Strategic Plan, paragraph 8.12.1, in relation to extensions to Dwellings in built up areas or sites designated for residential use, it 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'. PLANNING HISTORY - 4.1 The previous planning applications are not considered to be specifically material in the assessment of the current application. REPRESENTATIONS - 5.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is no highways interest in the letter dated 05 April 2018.

5.2 Ramsey Town Commissioners have commented on this application and stated that they do not object in the letter dated 21 March 2018. ASSESSMENT - 6.1 The porch is a small single storey extension to the front of the property; it will have a hipped roof with matching roof tiles and a glass frontage and side panel above a plinth. The east elevation will be open fronted to provide access.

6.2 The properties on the south side of the highway are generally set out with the ridge line of the roof parallel to the road and the properties on the north are generally set out with the ridge line of the roof perpendicular. Other properties on this side of the road have porches; however they kept under the eaves of the properties. Properties on the northern side of the highways appear to mostly gain access from the side of the property and most appear to have porches.

6.3 The proposed porch is on the front of the property and will therefore be visible from the highway. It will project forward of the building line on a slightly higher level to the highway. Although it will be a visible addition to the property, a porch is a typical feature in a streetscene and the proposal is relatively small scale. The property has been modernised in recent years, including painted white render with stone detail, new modern style front door and new darker grey roof. - 6.4 The property is located on a large plot and the porch will is away from any of the neighbouring properties.

CONCLUSION

7.1 The proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings and the proposed development would not result in a significant adverse impact upon the living conditions of neighbouring residents. Therefore, the proposal complies with General Policy 2. 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 the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 13.06.2018 Determining officer Signed : J CHANCE Jennifer Chance Director of Planning and Building Control

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