DEC Officer Report

Application No.: 20/00545/B Applicant: Mr & Mrs P Hudson Proposal: Erection of single storey rear extension Site Address: Ben Armine Lezayre Road Ramsey Isle Of Man IM8 2LN Senior Planning Officer: Mr Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 21.07.2020 _________________________________________________________________

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 application is recommended for approval as the proposed works are not in conflict with parts b, c or g of General Policy 2 of the IOM Strategic Plan and follows the principles set out in the Residential Design Guide

Plans/Drawings/Information;

This approval relates to drawings referenced; 435/1/1; 435/1/2; 435/1/3; 435/1/4; 435/1/P, all date stamped received 22 May 2020. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

- 1.0 THE SITE

• The application site is the residential curtilage No.1 Lezayre Park (Ben Armine) located to the south side of the highway. The front of the property is a three story semi-detached building with bay windows up to the second floor. The rears of the property aren't visible from the streetscene at the front but feature a three storey outrigger extension from the existing rear elevation to both semi's.
• 1.1 The neighbouring property to the east which shares a boundary wall is the Freemasons Hall office building. The boundary here is a solid wall up to eaves level, approx. 2.4m high

2.0 THE PROPOSAL - 2.1 Proposed is the erection of a rear lean-to extension to replace the raised decking area off the kitchen. The proposed extension would be single storey in height and a footprint of 9m2 which would infill between the kitchen and the neighbouring property's boundary wall. The extension would not project out any further than the existing rear building line. - 2.2 It is noted the floor level is 550mm above the ground level of the yard.

3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is within an area designated as Predominantly Residential on the Ramsey Local Plan 1998. - 3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 3.3 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;

3.4 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." - 3.5 DEFA - Residential Design Guide (March 2019)

4.0 PLANNING HISTORY - 4.1 07/01772/B - Erection of a conservatory on rear elevation. APPROVED.

5.0 REPRESENTATIONS - 5.1 Ramsey town commissioners initially (22/06/20) requested a deferment until the board meets on 15/07/20 and commented to say they do not object (18/07/20). - 5.2 Highways Services have commented (18/06/20) to advise the do not object (No highways Interest).

6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are;

• (i) visual impact of the proposed development; (GP2(b) & (c)

• (ii) the impact upon the amenities (overlooking, loss of light; over bearing impact, privacy and visual amenity) of the neighbouring properties. (GP2(g).

6.2 The principle of extending on the rear elevation is deemed acceptable and will be achieved without compromising much of the amenity space/ rear garden area. The size, position and scale of the proposal would be considered complementary to the property whilst remaining subservient and finished to complement the dwelling house. Contained to the rear elevation it would not be visible from the highway at the front and any views would be read in the context of the dwellinghouse and would not appear out of character. 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) and follows the principles set out in the Residential Design Guide. - 6.3 The proposed extension on the south (rear) elevation would not be considered to have any greater impact in terms of loss of light or overshadowing. Given the level and scale of development proposed, it is 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).

7.0 CONCLUSION - 7.1 For the above reasons the application is recommended for approval as the proposed work are not in conflict with parts b, c or g of General Policy 2 of the IOM Strategic Plan and follows the principles set out in the Residential Design Guide.

8.0 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 the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 24.07.2020 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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