Officer Report

Application No.: 25/90478/B Applicant: Mr & Mrs Jole Fisher Proposal: Erection of single-story extension to rear elevation, installation of first floor door to extension roof balcony, installation of flue, installation of ground floor door to side elevation Site Address: Orrysville 4 Coburg Road Ramsey Isle Of Man IM8 3EH Planning Officer: Vanessa Porter Photo Taken: 12.06.2025 Site Visit: 12.06.2025 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 21.07.2025 _________________________________________________________________

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.

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

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 Residential Design Guide 2021 having no significant adverse impacts upon public or private amenities. As such the planning application is recommended for approval.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 9th May 2025;

• o Drawing No. 25 1879 01
• o Drawing No. 25 1879 02
• o Drawing No. 25 1879 03
• o Drawing No. 25 1879 04
• o Drawing No. 25 1879 05
• o Drawing No. 25 1879 06
• o Drawing No. 25 1879 07
• o Photographs of the site _________________________________________________________________

Right to Appeal

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

It is recommended that the following owners/occupiers should be given the Right to Appeal:

• Owner/ Occupier No.5 Coburg Road - Objection
• Owner/ Occupier No.6 Coburg Road - Objection Owner/ Occupier "Lismore House" - Objection

_________________________________________________________________ Officer’s Report THE APPLICATION SITE

1.1 The site is within the residential curtilage of "Orrysville," 4 Coburg Road, Ramsey which is a two storey semi detached dwelling situated to the North West of Coburg Road. To the front of the property is an enclosed front garden and a large parking area suitable for four cars, which leads to a side porch and a garage at the rear of the property. - 1.2 To the rear of the property is a garden which is enclosed with walling, with a rear lane which separates the rear of Coburg Road to the rears of St Olaves Close. It should be noted that St Olaves Close is situated at a much higher level than the ground floor level of Coburg Road. THE PROPOSAL

2.1 The current planning application seeks approval for the erection of an two storey extension to the rear elevation which measures approximately 8.5m by 2.7m. To the ground floor the proposal is creating an open plan kitchen/ dining/ living area and to the first floor level the proposal is creating a balcony which measures 2.7m by 4.375m. The rest of the roof is flat with two rooflights to the North side. - 2.2 The proposed balcony is to have 2m high privacy screen to the side elevations and glass panels to the rear elevation. - 2.3 The proposed extension is to have vertical timber cladding. - 2.4 The proposal also seeks to open up a window to the Western side of the property and install double doors, with top light. PLANNING HISTORY

3.1 There are no previous applications, which are relevant in the assessment of this application. PLANNING POLICY - 4.1 The site lies within an area zoned as "Predominantly Residential" upon the Ramsey Local Plan 1998, Map 1. The property isn't within a Conservation Area nor a Flood Risk Zone

- 4.2 ISLE OF MAN STRATEGIC PLAN 2016

• 4.2.1 The Isle of Man Strategic Plan 2016 contains the following policies considered materially relevant to the assessment;

• o Strategic Policies 3 & 5 - promote good design and use of local materials and character
• o General Policy 2 (b)(c)(g) - general standards towards acceptable development, character and appearance and neighbouring amenity.
• o Paragraph 8.12.1 - supports principle of extensions and alterations in built up areas not controlled by Conservation Area nor Registered Building policies
• o Environment Policy 42 - promotes development take into account the particular character and identity of the environment.

- 4.3 RESIDENTIAL DESIGN GUIDANCE

• 4.3.1 The Residential Design Guide (July 2021) contains the following guidance also considered materially relevant: o Section 5 Architectural Details o Section 7 Impact on Neighbouring Properties

REPRESENTATIONS

5.1 The following representations can be found in full online, below is a short summary;

5.2 Ramsey Commissioners have considered the application and state no objection. (23.05.25) - 5.3 The owner/occupier of No.6 Coburg Road, Ramsey objects to the proposal by stating, "Having looked at the plans, photographs and read the proposed schedule of works we find we do not have any objection to the building of the single storey extension. We do however, object to the proposed balcony above the extension despite the use of two privacy screens on the grounds we feel this would still compromise our privacy to the rear (NW of our garden, where we have two seating areas. In addition, we also feel that the erection of a first-floor balcony may set a precedent for others to install balconies in the future, potentially leading to a cumulative erosion of privacy for neighbouring properties." (4.06.25) - 5.4 The owner/occupier of "Brantwood," No.5 Coburg Road, Ramsey objects to the proposal by stating, "We have no objection to the proposed single story extension but we do object to the proposed balcony above it. We note the use of a privacy screen which prevents overlook onto the part of our garden nearest our house but it gives no privacy to at least the top half of our garden which includes a social seating decking area. As such, we oppose the balcony as it impinges upon our privacy." (02.06.25) - 5.5 The owner/occupier of "Lismore House," No.6 St Olaves Close, Ramsey object to the proposal and state, "We would have no concerns regarding the proposed single story rear extension to this property, but we would like it know that we strongly object to the proposed first floor door to a roof balcony as it is clearly obvious that photograph 7 of the photographs, shows that the applicant would have a clear line of site into our garden and a clear view to our hot-tub and therefore encroaching on our privacy. Also if we might add, on further investigation we note that we can currently see clearly to the proposed balcony from the rear access/ exit and sitting area of our house, which means the homeowner will also have a clear view to the rear access/ exit of our house as well as our kitchen and dining room, and especially so in the autumn and winter months once the foliage has fallen from the surrounding trees and shrubs. As we have stated previously we have absolutely no objection to the proposed extension but without the addition of a balcony." (19.05.25)

ASSESSMENT

6.1 The main issues to consider in the assessment of this planning application are:

• - character and appearance (GP2, b,c
• - impact on neighing amenity (GP2, g)
• - other matters (RDG, CP7, 11 & IP5)

- 6.2 CHARCTER AND APPEARANCE OF PARKING AREA

• 6.2.1 There is general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in genera.
• 6.2.2 In the case of the proposed works, it is unlikely due to their position within the property that it would be seen from a public vantage point apart from the rear alley and the neighbouring properties, whilst this is the case the proposed works are what would be expected within a residential context and as such would be seen as such.

• 6.2.3 It's noted that the timber clad privacy screens would look out of place situated upon the first floor, whilst this is the case, the visual impact of this element of the proposal isn't enough to warrant refusal of the extension.
• 6.2.4 The proposed modern styling of the extension is deemed acceptable with the property being capable of accommodating the more modern styles approach, as such in terms of visual impact the proposal is considered to be acceptable.

- 6.3 IMPACT ON NEIGHBOURING AMENITY

• 6.3.1 Turning towards the impact on neighbouring amenity, of which the comments raised from the neighbouring properties were noted and a site visit was undertaken at both the application site and "Lismore House," a site visit was not undertaken at No.5 Coburg Road due to a gas canister being in the way of the rear access and a site visit wasn't undertaken at No.6 Coburg Road due to the site visit at the application site.
• 6.3.2 During the officers site visit, it was first noted that from the existing window views were available of the rear of No's, 3a, 2, 3 and 5 Coburg Road and "Lismore House." The views to No. 3a, 2 and 3 Coburg Road were situated to the end of the gardens, with the vantage point likely to see if the owners were siting within the end of the rear gardens of No. 2 and 3 Coburg Road. The view into No.5 Coburg Road was of most of the garden. Whilst the comments raised from No.6 Coburg Road are noted, during the officers site visit, it was noted that there was substantial mature hedging between No.5 and 6 Coburg Road and as such views into the rear of No.6 were not available.
• 6.3.3 Turning towards "Lismore House," of which a site visit was undertaken from the property itself. During the officers site visit, it was noted that there was a lot of mutual overlooking, with "Lismore House" being able to see into the first floor level of several properties from the decked area and their rear garden, depending on where they are situated.
• 6.3.4 Due to the elevation of "Lismore House," No.5 Coburg Road and probably several other properties within Coburg Road have a direct view from the first floor level onto the decked area and several parts of the rear garden, though not the hot tub area, where the existing mature hedging has gaps. This is especially noted that even when standing away from the window views are available to the decking area and garden of "Lismore House."
• 6.3.5 It was noted that when situated within the ground floor rear garden of No.5 Coburg Road there were still views of the decked area, though the view was minimal.
• 6.3.6 Overall, when noting the amount of already existing mutual overlooking, the proposal would not increase this overlooking above and beyond what is currently in place and due to the step out might actually limit overlooking to No.3a, 2, 3 and 5 Coburg Road.

- 6.4 OTHER MATTERS

• 6.4.1 The proposed works are an extension and alteration to an already existing property, as such the proposal is not expected to an already existing property, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal whilst increasing the surface area of the dwelling, any water run-off will be dealt with as per the existing arrangement of the main dwelling. The proposed extension will not increase water usage of the dwelling above and beyond what is currently accepted and therefore there are no new issues in this respect. CONCLUSION
• 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 Residential Design Guide 2021

having no significant adverse impacts upon public or private amenities. As such the planning application is recommended for approval.

RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

8.1 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). - 8.2 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.

8.3 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. - 8.4 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. _____________________________________________________________________________________________________

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: 21.07.2025 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/ customers and archive record.