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Case Officer: Mr Chris Balmer Photo Taken: Site Visit: Expected Decision Level: Officer Delegation
1.1 The site represents the residential curtilage of 17 Cooil Breryk, Ramsey which is a single storey detached bungalow located to the southern side of Cooil Breryk which forms a residential cul-de-sac. To the east is a turning head around which are further bungalows. There are further neighbouring bungalows directly to the west (side) and south (rear).
2.1 The application site is within an area of 'predominately residential use' under the Isle of Man Planning Scheme (Ramsey Local Plan) (No. 2) Order 1998, hereafter referred to as the Ramsey Local Plan. The site is not within a Conservation Area.
2.2 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 the planning application.
2.3 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:
| Application No.: | 14/00660/B |
| Applicant: | Mr Darryl White |
| Proposal: | Alterations and extensions to dwelling (comprising amendments to PA 13/00541/B) |
| Site Address: | 17 Cooil Breryck Ramsey Isle Of Man IM8 3HL |
(1) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
3.1 The application site has been the subject of a previous planning application which is considered specifically material to the assessment of this current planning application:-
3.2 Alterations and extensions to dwelling - 13/00541/B - APPROVED
4.1 The application seeks approval for the alteration and extensions to the dwelling (comprising amendments to PA 13/00541/B). These include the following:
4.2
4.3 The amendment to the previously approved application is the re-rendering and painting of all external elevations of the building to achieve a smooth/flat matt finish. Other than this amendment all other aspects remain as approved under 13/00541/B.
5.1 Douglas Commissioners and DOI Highway Services have no objection.
6.1 The effect of the proposal on the character and appearance of the area
The proposed extensions are relatively modest and would have a minimal visual impact on the property and the surrounding area. Perhaps the most noticeable visual change would be the erection of the garden room off the lounge to the rear. This would extend the east facing most prominent gable rearwards, but it is small, subordinate and in keeping with the main house. Roof and wall materials would match the existing. The utility and sun room extensions have flat roofs and are not especially attractive. However, they are small and situated to the rear and would not impact on public views. The proposal to re-render the existing properties would be beneficial to the existing property and the street scene. Overall, it is considered that alterations are in keeping and that the character and appearance of the area would be preserved.
6.2 The effect of the proposal on neighbour amenity
The proposed extensions are relatively small and would not unduly impact on the amenity of immediate neighbours, despite the sunroom and garden rooms being relatively close to the neighbouring boundary. There would be no overlooking issues or impacts on light or overbearing. There would be a pedestrian door off the side of the garage which when used would lead to occupants having a immediate view of the front drive of No. 19 to the west, however, the garage extension and door would not themselves impinge on neighbour amenity or cause any significant impacts. Overall, it is considered that the amenity of the next door neighbours would be safeguarded.
The proposal will retain sufficient off-street parking for two cars in accordance with the requirements of the Strategic Plan.
7.1 For these reasons the proposal is considered to comply with the relevant policies of the Strategic Plan and therefore recommended for an approval.
8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommended Decision: Permitted
Date of Recommendation: 11.07.2014
C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal
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.
This approval relates to
Drawings reference numbers 1 and 100 all received on 28th May 2014.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development Management/ Senior Planning Officer.
Decision Made : Permitted
Date : 15-7-14
Signed : ... Chris Balmer Senior Planning Officer
Signed: ... Michael Gallagher Director of Planning and Building Control
Signed: ... Sarah Corlett Senior Planning Officer
Signed: ... Jennifer Chance Head of Development Management
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