Alterations and installation of dormer windows to dwelling
Site Address:
The Beeches Lezayre Road Ramsey Isle Of Man IM8 2TA
Case Officer:
Miss S E Corlett
Photo Taken:
25.01.2012
Site Visit:
25.01.2012
Expected Decision Level:
Officer Delegation
The Site
The site is the residential curtilage of an existing dwelling situated on the northern side of Lezayre Road (A3) opposite Ramsey Grammar School. The dwelling is a detached property, one of a row of detached larger dwellings which back onto Bircham Avenue Close, a much higher density development. The dwelling is single storey with a hipped roof and substantial chimney stacks. The dwelling is visible from Lezayre Road but fleetingly, partially screened by vegetation. The rear of the property is visible from Bircham Avenue Close from behind 35 and 36 but this is not a prominent public view.
The Proposal
Proposed is the installation of a flat roofed dormer on the front, in between the two projecting pitched roofed gables. The dormer will be slightly - 300mm lower than the main ridge. On the rear another dormer is proposed: this is wider and will overhang the side of the roof. The dormer face and cheeks are to be finished in white plastic boarding. The properties to the rear are just over 20m away from the rear of the application property.
Following discussion with the applicant, the plans have been amended to include the existing dwelling alongside and the finish of the dormer changed to Marley Cedar Weatherboard black cladding which will blend in with the slate roof.
Planning Status And Policy
The site lies within an area designated on the Ramsey Local Plan as Predominantly Residential. As such, the provisions of General Policy 2 are applicable in this case, in particular:
"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 space 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".
Planning History
Planning permission was granted for the erection of a bungalow alongside The Beeches under PA 07/0797. This was a very small single storey structure to the east of the house and has been implemented.
Representations
Ramsey Town Commissioners have no objection to the application and in terms of drainage make comments relating to the Sewerage Act 1999.
Assessment
The rear dormer is a clumsy structure but will not be seen by the public other than those people at the rear of numbers 35 and 36 Bircham Avenue Close. it is not considered that this impact warrants refusal of the application bearing in mind its limited impact and the benefit to the dwelling of better utilisation of the roofspace. The front dormer is neater and fits between the chimneys and being finished in black cladding will reduce its impact.
The front of the dwelling is visible from the road but there is established vegetation between the dwelling and the road. The existing dwelling is very modest compared with some of those around it. In all, it is considered that the proposed changes will not result in an adverse impact sufficient to warrant refusal of the application.
Party Status
The local authority, Ramsey Town Commissioners are, 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.
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 alterations and extensions shown in drawings reference SM11/266/2/A and the location plan both received on 15th February, 2012.
Recommendation
Recommended Decision: Permitted
Date of Recommendation: 16.03.2012
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 16/3/12
Determining officer (delete as appropriate)
Signed : G. K. Kamm Anthony Holmes Senior Planning Officer
Signed : Michael Gallagher Director of Planning and Building Control
Signed : Sarah Corlett Senior Planning Officer
Signed : Jennifer Chance Development Control Manager
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