Officer Planning Report Recommendation

Application No.: 10/01322/B Applicant: Mr John Keaven Proposal: Erection of a replacement dwelling Site Address: 5 Hesperar Terrace, Lezayre Road, Ramsey, Isle Of Man, IM8 2LX --- ### Considerations Case Officer : Mr Chris Balmer Photo Taken: 21/09/10 Site Visit: 21/09/10 Expected Decision Level: Senior Planning Officer --- ### Written Representations --- ### Consultations Consultee : Highways Division Notes : Do not oppose Consultee : Clerk To The Commissioners Notes :** ---

Officer's Report

The Site

The application site represents the curtilage of 5 Hesperar Terrace, Lezayre Road, Ramsey, which is a two-storey terraced property (end terrace), located on southern side of Lezayre Road and northeast of the Ramsey Grammar School.

The Proposal

This application seeks approval for the erection of a replacement dwelling. The proposal would match the height, size, and finish of the existing dwelling, which is required to be demolished due to structural issues.

Planning Status

The application site is within an area recognized as being an area of "predominately residential", under the Ramsey Local Plan. The site is not within Ramsey Conservation Area, nor is the building registered.

The following policies are therefore considered relevant in the consideration of this application:

• Ramsey Local Plan 1998 – Planning Circular 2/99; and
• The Isle of Man Strategic Plan (20th June 2007) - General Policy 2

Due to the zoning of the site the following policy is relevant for consideration:-

"General Policy 2: 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."

Planning History

There are no previous applications which are required to be considered in the assessment and determination of this application.

Representations

Highways Division has no objection:- "Has no traffic management, parking or road safety implications."

Assessment

The proposal would result in the demolition of the existing dwelling and replaced by an almost identical building. The only alterations are internal alterations which are considered acceptable.

The dwelling would match the existing window frustration and cornicing around the doorway, bay window and arched windows.

Due to the massing, size, design and finishes replicating the existing, it is considered the proposal would have no adverse impact upon the visual appearance or character of Hespera Terrace or the overall street scene.

Given the size and height of the proposal matches the existing, it is considered the proposal would have no significant impacts upon the residential amenities of the neighbouring property.

Recommendation

Overall, the proposal would comply with relevant policy as stated within the Isle of Man Strategic Plan for the reasons given and therefore it is recommended that the application be approved.

PARTY STATUS

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

Ramsey Commissioners

The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation Recommended Decision: Permitted Date of Recommendation: 08.10.2010 Conditions and Notes for Approval / Reasons and Notes for Refusal

• C : Conditions for approval
• N : Notes attached to conditions
• R : Reasons for refusal
• O : Notes attached to refusals

C 1.

The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2.

This approval relates to the erection of a replacement dwelling as proposed in the submitted documents and drawings L1, SP1, SG 001, SG 002, SG 003, SG 004 and SG 005 all received on 8th September 2010.

C 3.

The cornicing detailing around the windows, doorway and bay windows of the existing is too be replicated in identical form and in place prior to the occupation of the dwelling.

C 4.

Obscure glazing (Grade 5) shall be installed in the western elevation of the first floor bathroom window and shall be kept and maintained thereafter.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made : Permitted

Date : ...............................................................................................................................................................................

Signed : ...............................................................................................................................................................................

8 October 2010

10/01322/B

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Senior Planning Officer