Officer Report

Application No.: 17/00987/B Applicant: Mr Wil & Mrs Chloe Ryles Proposal: Alterations and erection of extension Site Address: Cronk Aash Bowring Road Ramsey Isle Of Man IM8 3EP Case Officer : Mr Chris Balmer Photo Taken: 28.09.2017 Site Visit: 28.09.2017 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 16.11.2017 _________________________________________________________________

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. Prior to the occupation of the single storey extension hereby approved the stained larch vertical timber cladding and the installation of the two French doors (east elevation) of the existing two storey flat roofed extension area retained to be completed and retained thereafter unless otherwise agreed with the Department.

Reason: The proposed single storey extension has only been considered acceptable with the works to the two storey flat roofed extension being undertaken at the same time.

• C 3. No development shall commence until a sample of the stained larch timber cladding to be used has been submitted and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details unless otherwise agreed with the Department. Reason: In the interests of the character and appearance of the site and surrounding area.

Plans/Drawings/Information; This approval relates to drawings reference number 886.01C received on 24th October 2017. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Cronk Aash, Bowring Road, Ramsey a two storey detached dwelling sited on western side of Bowring Road. The property when originally build appears to have been either a pair of two storey Manx traditional farm house dwellings or an original Manx farmhouse which had a traditional side extension added. In the past however, a modern two storey flat roofed extension has been erected to the front elevation of the property, resulting in the overall footprint of the dwelling having a 'L-shape'.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the alterations and erection of extension. The works are in two parts. Firstly, is the single storey extension to the existing two storey flat roofed extension. The extension would have a width of 5.8m, a depth of 4m and 2.5m. The extension would be finished in a mixture of large glazed openings and stained vertical timber cladding. Secondary, the proposals include the cladding of the existing two storey flat roofed extension with the same vertical timber cladding. Further, it is proposed to replace the existing picture windows at ground and first floor levels within the east elevation of the two storey flat roofed extension with glazed French doors. - 2.2 The extension would be finished in materials to match the main dwelling.

3.0 PLANNING HISTORY - 3.1 The application site has been the subject of the previous planning applications which are considered relevant in the determination of this application: - 3.2 Alterations, roofing works and erection of a garage extension to dwelling - 12/01645/B APPROVED - 3.3 Erection of replacement porch - 05/00513/B - APPROVED - 3.4 Installation of timber sliding sash windows to match and replace existing - 04/01303/B APPROVED

- 4.0 PLANNING POLICY

4.1 In terms of local plan policy, the application site is within an area recognised as predominantly residential use under the Ramsey Local Plan Order 1998. Map No. 1 (North). There are no policies within the written statement that accompany the Local Plan which are considered material to the assessment of this planning application. - 4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant to the assessment of this current planning application: - 4.3 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."

- 5.0 REPRESENTATIONS

5.1 Ramsey Commissioners do not oppose (received on 20.10.2017). - 5.2 Highway Services have no objection (received on 13.10.2017).

- 6.0 ASSESSMENT

6.1 The key issues to considerer in the assessment of this planning application are firstly the potential impacts upon the visual amenities of the street scene and secondary the potential impact upon neighbouring residents. POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE

6.1 There was initial concern with the proposal as no alterations (except for the installation of French doors) was being proposed to the existing two storey flat roofed extension and it was felt further extending this inappropriate aspect, had the potential to become more dominating over the existing traditional property. Accordingly following discussions with the applicants it was agreed that cladding this two storey extension with the same cladding as proposed with the new extension would be beneficial to the appearance of the existing property. The timber cladding and more vertical proportion windows, namely the French doors, would be more in keeping with the traditional property which windows are of a vertical proportion. The timber cladding being stained would also help the new extension and existing extension appearing more subordinate against the painted render of the main traditional dwelling. Overall, while views of the works are limited from the entrance of the site, it is considered the works would be a vast improvement over the current situation, even though works would increase the amount of built development on the site. Accordingly, it is considered the proposal would be appropriate in this respect and comply with General Policy 2. POTENTIAL IMPACT UPON NEIGHBOURING RESIDENTS - 6.2 The proposal will have an impact to the property to the rear of the site Ash Cottage. However, given the size, distance to the rear elevation of Ash Cottage, the existing boundary treatment (timber fence) and the timber clad finish; it is considered the proposal would not have such a significant adverse impact to neighbouring amenities to warrant an refusal. Accordingly, it is considered the proposal would be appropriate in this respect and comply with General Policy 2.

- 7.0 RECOMMENDATION

7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 of the Isle of Man Strategic Plan 2016 and as such the planning application is recommended for approval. - 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. _____________________________________________________________________

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 : 20.11.2017 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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