Officer Report

Application No.: 18/01130/B Applicant: Mr Michael Tramontana Proposal: Alterations and erection of a rear extension Site Address: Conway Lezayre Road Lezayre Ramsey Isle of Man IM7 2AJ Principal Planner: Mr Chris Balmer Site Visit: 18.10.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 03.12.2018 _________________________________________________________________

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 the submitted documents and drawings reference numbers 01, 02 and 3 all received on 26th October 2018. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site is Conway, Lezayre Road, Lezayre which comprises the curtilage of detached dwelling that is located on the southern side of Lezayre Road, approximately 100 metres west of Ramsey town boundary, in Lezayre. The property bungalow is one of six

bungalows located along this section of the Lezayre Road, with fields surrounding these properties.

2.0 PLANNING POLICIES - 2.1 The application site is within an area of 'Predominantly Residential' under the Isle of Man Development Plan Order 1982. The site is not within a Conservation Area. - 2.2 Due to the zoning of the site and the proposed works the following policy is relevant in the determination of the application:- - 2.3 General Policy 2 states: "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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;
• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (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;
• (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;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

3.0 PLANNING HISTORY - 3.1 There are no previous planning applications which are considered relevant in the assessment and determination of this application.

4.0 PROPOSAL - 4.1 The application seeks approval for the alterations and erection of a rear extension which would have a width of 4.2 metres, a depth of 2.8 metres and a height of ridge height of

4.5 metres. - 5.0 REPRESENTATIONS

5.1 Lezayre Parish Commissioners recommend approval (7th December 2018). - 6.0 ASSESSMENT

6.1 The key issues relate to the visual impact upon the street scene and impacts upon neighbouring amenities. The extension being set behind the existing dwelling would result in the proposal not being especially apparent from public views, although side views from the Lezayre Road would be achievable when leaving Ramsey travelling towards the site. However, given its design, size, form and finish it is considered the extension would be in keeping and appropriate to the dwelling and street scene. Further existing roadside landscaping and

landscaping along the eastern boundary of the site would reduce the appearance of the extension.

6.2 In terms of impact upon neighbouring amenities, given the size and height of the extension, distances from neighbouring properties and the existing boundary treatments; it is considered the proposal would not have a significant impacts to neighbouring amenities to warrant a refusal. - 7.0 CONCLUSION

7.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle Of Man Strategic Plan therefore it is recommended that the application be approved. - 8.0 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 Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 11.12.2018 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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