Officer Planning Report Recommendations

Planning Report And Recommendations {{table:11061}} ### Considerations {{table:11058}} ### Written Representations None received at time of drafting report ### Consultations {{table:11059}} {{table:11060}}

Officer's Report

The Site

The application site is the curtilage of 40 Clifton Drive, Ramsey which is a semi detached dwelling two storey in height. The application site adjoins 38 Clifton Drive, the pair of semis are situated to the western side of the highway.

The Proposal

Proposed is the erection of a single storey extension to the rear elevation, the extension would be erected approximately 0.4m from the side elevation which is shared with 38 Clifton Drive. There would be a window and door in the rear elevation and folding/sliding doors in the side elevation. Also proposed is the installation of two Velux roof lights.

Planning History

The previous planning applications are not considered specifically material in the assessment of the current application.

Development Plan Policies

The application site is in an area zoned as "Predominantly Residential" identified on the Ramsey Local Plan 1998. It is appropriate to consider General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan (20th June 2007).

CONSULTATIONS

Highways Division has not commented

Ramsey Commissioners have not commented

ASSESSMENT

General Policy 2 requires that proposed developments do not adversely affect the character of the surrounding landscape or townscape. It also requires that proposed developments do not adversely affect the amenity of local residents or the character of the locality. Paragraph 8.12.1 indicates that there is a general presumption in favour of extensions, where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general.

The proposed extension would be a fairly modest addition to the existing property, given that the extension would be single storey and would be stepped back from the boundary it is considered that the extension would not appear overbearing when viewed from 38 Clifton Drive.

There would be no windows in the side elevation which faces 38 Clifton Drive therefore it would not result in overlooking of the adjoining property. There would be a door and a window in the rear elevation; again, this would not result in overlooking as the rear elevation faces the garage.

The bi-folding/sliding doors in the side elevation would look towards the highway, this would not result in undue overlooking of neighbouring properties.

It is considered that the proposed development would not have a harmful impact on the character and appearance of the area.

For the above reasons the application is considered to be acceptable and is recommended for approval.

PARTY STATUS

The local authority, Ramsey Commissioners is, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d), considered an "interested person" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 16.09.2011 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1.

The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2.

This permission relates to the erection of an extension to the rear elevation as shown in drawings AT1115.1, AT1115.2, AT1115.3, AT1115.4 and Location Plan received 12th August 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager.

Decision Made : Permitted Date : 23/9/11

Signed : Michael Gallagher Director of Planning and Building Control Delete as appropriate

Signed : Jennifer Chance Development Control Manager