Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 25/90208/B Applicant: Mrs Jill Wilkinson Proposal: Erection of two-storey extension to existing dwelling house Site Address: 4 Greenlands View Ramsey Isle Of Man IM8 2PB Planning Officer: Russell Williams Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 01.05.2025 _________________________________________________________________

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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The development shall be completed in accordance with the materials as indicated on approved drwg no. 25-1870-03. Reason: In the interests of the character and appearance of the site and surrounding area.

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

The proposal is considered to be of an acceptable design, scale and finished appearance such that it complies with General Policy 2 and Transport Policy 7 of the Strategic Plan and the Residential Design Guide.

Plans/Drawings/Information; This decision relates to the following plans and drawings, received on 11 March 2025:

• 25-1870-01 Location and Site Plans
• 25-1870-02 Existing elevations and floor plans
• 25-1870-03 Proposed elevations and floor plans
• 25-1870-04 Visibility splays _________________________________________________________________

Right to Appeal

It is recommended that the following organisations should NOT be given the Right to Appeal: Ramsey Town Commissioners - No objection DOI Highway Services - No objection

_________________________________________________________________ Officer’s Report

1.0 THE SITE - 1.1 The application site comprises a two storey semi-detached dwellinghouse located within the residential cul-de-sac at Greenlands View, Ramsey. - 1.2 The dwelling is a modest three bedroom property with a landscaped lawn and two off road parking spaces to the front and enclosed private gardens to the west. - 1.3 The dwelling is finished externally in a combination of facing brick at ground floor with render and mock Tudor style timber boards at first floor. The roof is of dark brown concrete tiles. - 1.4 The site is bounded by residential properties to the north, south and west, with the highway to the east.

2.0 THE PROPOSAL - 2.1 The application seeks approval for the erection of a two storey extension to the north elevation of the dwelling. The proposal includes the formation of additional hardstanding over part of the existing lawn to create a new parking space. To rooflights will be installed to the rear roof of the original dwelling. - 2.2 The extension will create a new hobby room, office and wet room at ground floor with master bedroom, en-suite and dressing room above. - 2.3 The extension will be finished externally in materials to match the original house, being facing brick, render and mock Tudor boarding together with concrete tiles and brown double glazed windows and doors.

- 3.0 PLANNING POLICY

3.1 The site lies within an area designated as Predominantly Residential on the 1982 Development Plan and 1998 Ramsey Local Plan. The site is not within a Conservation Area, Area of High Landscape or Coastal Value and Scenic Significance or a Flood Risk Zone. - 3.2 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."

3.3 Transport Policy 7: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards." - 4.0 OTHER MATERIAL CONSIDERATIONS

4.1 The Residential Design Guide is a material consideration. - 5.0 PLANNING HISTORY

5.1 The following applications relate to the application site: 17/00052/B - Installation of flue - permitted 05/01088/B - Erection of bay window to kitchen - permitted 6.0 REPRESENTATIONS

6.1 The following Statutory Consultees have been consulted and their responses can be summarised as follows: Ramsey Commissioners - No objection to this proposal.

DOI Highway Services - After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the proposed parking layout is acceptable for the proposals

6.2 No representations have been received from members of the public. - 7.0 ASSESSMENT

7.1 The key considerations in the determination of the application are:

• o Impact upon the character and appearance of the area

• o Residential amenity
• o Highway safety IMPACT UPON THE CHARACTER AND APPEARANCE OF THE AREA

7.2 The proposed extension would be sited to the north elevation of the dwelling and replace an existing single storey garage. The location of the extension is immediately between the host dwelling and the informal gardens and driveway to no. 5.

7.3 The dwelling is set well back from the highway and as a result, when looking along the street scene, the north elevation and location of the proposed extension is not overly visible. The extension would generally be visible from the frontage of the dwelling and the area surrounding the cul-de-sac turning head. As such, the impact of the extension upon the street scene and character of the areas is considered to be relatively limited. - 7.4 The visual appearance of the extension is in keeping with the existing dwelling and those in the immediate setting. The proposal does have a lack of subservience within the

• design and scale of the extension, as the front and rear walls, eaves and ridge all tied in flush with the original building. Notwithstanding, there is no planning policy requirement under General Policy 2 that states extensions should be subservience, but regard must be had to the Residential Design Guide as a material consideration.
• 7.5 Paras 4.8.3 and 4.8.4 state that for side extensions, the extension should not project in front of the dwelling and that the ridge line should either follow or be lower than the original dwelling. In this instance, whilst the extension is not harm the character and appearance of the existing house is therefore acceptable.
• 7.6 It is pertinent to note that a number of non-subservient extensions already existing within Greenlands View and so it would be unreasonable to resist this proposal due to a lack of subservience, especially given the lack of harm identified. The extension is not considered to create an overly bulky addition to the side of the dwelling due to its limited width. The extension will not create any form of terracing effect within the street scene. The proposed design, scale and finished appearance are considered to be acceptable. RESIDENTIAL AMENITY
• 7.7 The extension will be located to the north elevation, away from any neighbouring gardens and windows serving habitable rooms. Its siting is closest associated with the front garden and driveway of no. 5 to the north.
• 7.8 The extension is designed to ensure there are no windows that might cause any loss of privacy and the siting is such that there will be no loss of light or outlook to neighbouring properties.
• 7.9 The proposed development will not give rise to any material impact upon the amenity of neighbouring properties virtue of its location between buildings and there being no significant loss of light, outlook or privacy. HIGHWAY SAFETY
• 7.10 The extension will be erected over part of the existing driveway causing the loss of one parking space. This will be offset by the formation of a new parking bay to the front of the property. The retention of 2 parking spaces for the dwelling accords with parking standards and Transport Policy 7.
• 7.11 Highway Services do not object and the extension and associated works will not give rise to any adverse impact upon highway safety, within this quiet residential cul-de-sac.

- 8.0 CONCLUSION

8.1 The proposal is considered to comply with General Policy 2, Transport Policy 7 and the Residential Design Guide and it is recommended that the development be permitted. - 9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

9.2 Article A10 sets out that the right to appeal is available to:

• o Applicant (in all cases);
• o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• o any other person who has made an objection that meets specified criteria.

9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.

9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• o any appellant or potential appellant (which includes the applicant);
• o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• o in the case of a petition, a single representative.

9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.

I can confirm that this decision has been made by a Principal Planner 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 and/or rights to appeal.

Decision Made : Permitted Date: 07.05.2025 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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