DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 24/00030/B Applicant: Mr David & Mrs Charlotte Ferran Proposal: Installation of external wall insulation and render to front, gable and rear elevations (retrospective) Site Address: Springbank 32A Bowring Road Ramsey Isle Of Man IM8 3EJ Principal Planner: Mr Chris Balmer Recommended Decision: Permitted Date of Recommendation: 20.02.2024

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions

C 1. Within 3 months of the date of this approval the cill details as shown on "before and after site views" and "example sill" received 15.01.24 shall be carried out.

Reason: In the interests of the character of the host dwelling and to ensure detailing of the building remains unchanged.

This application has been recommended for approval for the following reason.

it is considered the proposal would comply with General Policy 2 of the Isle Of Man Strategic Plan, Residential Design Guide and the Climate Change Act, not having any significant public or private amenities.

Plans/Drawings/Information; This approval relates to the submitted documents and drawing all received on 15.01.2024. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site is the residential curtilage of Springbank, 32A Bowring Road, Ramsey a three storey traditional mid-terraced dwelling located on the eastern side of Bowring Road.

2.0 PLANNING POLICIES - 2.1 In terms of local plan policy, the application site is within an area recognised as being within a "predominately residential use" under the Ramsey Local Plan. The site is not within a Conservation Area, nor is the building registered. - 2.2 General Policy 2 of the Strategic Plan is considered applicable, which 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."

2.3 Residential Design Guide July 2021 - 2.4 Climate Change Act 2021

3.0 PLANNING HISTORY - 3.1 There are no previous applications on this site.

4.0 PROPOSAL - 4.1 The application seeks approval for the installation of external wall insulation and render to front, gable and rear elevations (retrospective).

5.0 REPRESENTATIONS - 5.1 Highway Services comment there are no highway impacts (26.01.2024).

- 6.0 ASSESSMENT

6.1 The main issue to be considered in the assessment of this application is the impact of the proposed development upon the street scene/individual property and the individual property. Street scene/individual property - 6.2 The existing property is made up of painted render (Google Street View taken in 2010) to all elevations. The proposal would replicated this finish, albeit with the installation of the external insulation would have a greater depth to all three elevations it is proposed to be applied. The proposal would increases the elevations by a total depth of approximately 64mm (taken from "Example Sill" plan). The existing cills would also be increased by 25mm to ensure the cills project beyond the new elevational depth. - 6.3 Generally, especially to detached properties this is not an issue as such increase in the depth of the elevation would be unnoticeable. However, to terraced or semi-detached properties this increase in depth of external finish can appear at odds with neighbouring properties. However, this is not a concern with the current proposal. Firstly, in relation to the neighbouring property Nr 32, which is a three storey property of similar proportion/form/design and front elevation which runs flush with the application property, this increase in depth would be screen by the existing external drainage pipe which runs between the two properties. This pipe would essential screen the differing depths of the front elevations. The second property Nr 34 differs to the application site already, being two storeys in height and being setback. Accordingly the increase of the depth by the proposed works would not likely be noticeable, and not to an extent to warrant a refusal. - 6.4 The works would benefit the existing property by increasing the insulation of the property and therefore likely reduce increasing the efficient of the property by reducing the level of heating required (oil/gas/electric); hence beneficial to the aims of the Climate Change Act. - 6.5 Accordingly, from these respects the proposal would comply with General Policy 2, Residential Design Guide and Climate Change Act.

7.0 CONCLUSION - 7.1 Overall, it is considered the proposal would comply with General Policy 2 of the Isle Of Man Strategic Plan, Residential Design Guide and the Climate Change Act, not having any significant public or private amenities and therefore it is recommended that the application be approved.

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

• 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 Acting Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status

Decision Made : Permitted Date : 20.02.2024 Determining officer

Signed : A MORGAN Abigail Morgan Acting Head of Development Management

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