Planning Authority Statement

Statement Of The Planning Authority

Appeal no: AP12/00075 Planning Application No: 12/00540/B

Subject: Appeal against approval for erection of decking and shelter in rear garden and fencing in front garden (Retrospective). 6 Coronation Court, Ramsey, Isle of Man, IM8 3EF.

Appeal By:

Third party against the Planning Authority's decision to grant planning approval

Statement Prepared by: Miss M E Mcknight BSc (Hons) MCD, Assistant Planning Officer

Part 1: Opening Statement

This part retrospective planning application is for the erection of decking and shelter in the rear garden and fencing in the front garden of 6 Coronation Court. This planning application was recommended to be permitted and was considered by the Development Control Manager and Planning committee who accepted the recommendation to permit the application.

Further to my statement, the Planning Officers Report, I have nothing to add to support my recommendation. However, a representation was received from Ramsey Town Commissioners after the expiry for comment objecting to the planning application on the following grounds:

"The height of the decking together with its close proximity to the neighbouring properties on Cowells Terrace and Windsor Road result in an unneighbourly and intrusive development."

This representation was received by the Planning Department on 24th May 2012, however was not placed onto the file due to an administrative error prior to the application being brought before Planning Committee on 29th May 2012.

The representation has been read and assessed by the case officer and it should be noted that the recommendation would have remained as permitted. Nevertheless, the representation was not considered by the Planning Committee and wishes that the Inspector considers the representation in their assessment of the planning application.

Part 2: Case Officers Report

Officer's Report

Application No.:	12/00540/B
Applicant:	Mr Paul Frederick Eburn Salmon
Proposal:	Erection of decking and shelter in rear garden and fencing in front garden (Retrospective)
Site Address:	6 Coronation Court Ramsey Isle Of Man IM8 3EF
Case Officer:	Miss Melissa McKnight
Photo Taken:	09.05.2012
Site Visit:	09.05.2012
Expected Decision Level:	Planning Committee

THIS APPLICATION IS REFERRED TO THE PLANNING COMMITTEE AS OBJECTIONS HAVE BEEN RECEIVED BY THREE NEIGHBOURING RESIDENTS WHO ARE RECOMMENDED TO HAVE PARTY STATUS

The Application Site

1. The application site is the residential curtilage of 6 Coronation Court, a two storey detached dwelling sited on the north eastern side of Coronation Court, Ramsey. Coronation Court is located south east of Windsor road which adjoins Bowring Road to the south west.

1. The existing dwelling is finished in cement painted render and comprises a traditional pitch roof with a dormer extension installed on the north western roof pitch elevation. To the north west of the existing dwelling is an integrated garage which opens up out onto the existing driveway leading onto the highway.

1. The property has a large garden to the side and front of the dwelling. Currently there is no front boundary treatment, so the garden is open to Coronation Court. The remainder of the street is characterised by front boundary hedges and in one instance a small picket fence.

1. The north east/east side boundary between the house and residential properties to the rear comprises a wall, fencing and some shrubbery that provides substantial screening to 'Rose Cottage' and 'Holly Cottage' of Cowells Terrace. The north west boundary is comprised of trees and hedging between the application site and Bretnagh.

The Proposal

1. This part retrospective planning application seeks the approval for the erection of decking and shelter in the rear garden and fencing in the front garden.

1. Most of the decking is already in place and measures 3.6 metres at its longest length and 5.2 metres at its longest width and has been erected in the northern quadrant of the existing garden and is built adjoining the existing boundary of neighbouring property 'Bretnagh' and 'Rose Cottage' and partially 'Holly Cottage'. The decking is erected 1 metre above ground level and is finished in timber with green/brown preservative. To the rear and side of the decking is to be a timber bamboo screen measuring 1.8 metres high completing the length at the rear of the decking and side elevation of the decking area to Cowells Terrace. A fixed sheltered bench is proposed on the decking with the shelter comprising a solid timber back and felted roof. The shelter is to measure $1.2 \times 1.8$ metres.

1. The planning application also seeks approval for new boundary treatment to the front of the dwelling. This would consist of the re-building of a short length of wall at 1.35m where the property is directly adjacent to Windyridge. The remainder of the front boundary treatment would be a picket fence 1.35m high at the back edge of the pavement. No fence is proposed where the existing driveway is. In addition to the proposed boundary treatment, other fences are proposed, one to the side of the driveway and two others that divide the garden into sections. All of the fences are to be 1.35 metres high and be finished in green/brown preservative.

Planning History

1. The application site has been the subject of one previous planning application in 1999 that is not considered specifically material to the assessment of this planning application.

Planning Policy

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. 2 (south). There are no policies within the written statement that accompanies the Local Plan Order considered specifically material to the assessment of this planning application.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application:

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."

Paragraph 8.12.1 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."