Planning Officer Report

Planning Officer Report And Recommendations {{table:26240}} Case Officer: Miss Melissa McKnight Photo Taken: Site Visit: Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the residential curtilage of Cronk Aash, a two storey detached property sited on the western side of Bowring Road, Ramsey.

1. The existing dwelling is finished in a painted render and is set back 6 metres from the highway. The property is bounded by concrete and stone walling with an additional belt of trees. Bowring road has a mix of terraced, detached and semi detached properties all of different forms an appearance. The dwellings all have a mix of boundary treatments also.

The Proposal

1. The planning application seeks approval for the installation of a pitched roof and new masonry gable dummy window in replace of the existing garage flat roof, the conversion of the existing garage into a utility room with shower and WC facilities and replacing the garage door with a window and the erection of a attached garage to the eastern elevation of the main dwellinghouse.

1. The proposed new roof would increase the height of the existing flat roof by 2.1 metres with the 'dummy' chimney adding a further 1 metre to the height of the overall new proposed roof of the existing garage. The existing garage door is to be replaced with new window to match that of the first floor window on the existing garage building to convert the existing garage into a utility room with shower/WC and boiler and cylinder room.

1. The new proposed garage would be erected on the eastern elevation and would infill between the existing dwelling and associated wall and boundary wall with the side elevation of the proposed garage to form the new boundary. The proposed garage would have a length of 7.6 metres. The garage would form a trapezium shape with a maximum width of 6.1 metres and minimum width of 4.3 metres. The erection of the new garage would result in the removal of two trees on the eastern boundary.

1. The final element of the proposal is the creation of a new pedestrian access at the rear of the proposed garage from the adjoining footpath to the rear garden area. The

proposal entails the installation of an opening inwards gate and two steps.

Planning History

1. The application site has been the subject of two previous planning applications, one of which is considered specifically relevant to the assessment of this current planning application and was granted planning approval:

PA 05/00513/B: Erection of replacement porch.

Planning Policy

1. In terms of local plan policy, the application site is within an area recognised as being Predominantly Residential use under the Ramsey Local Plan Order 1998. Map No. 2 (South). There are no policies within Planning Circular 2/99, the written statement that accompanies the Local Plan that are considered specifically material to the assessment of this planning application.

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically relevant to the assessment of this current planning application:

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:

• (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."

Paragraph 8.12.1 states:

"As a general policy, in built up areas not controlled by Conservation Area or

Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

Representations

1. At the time of writing there have been no written representations made regarding the current planning application.

Assessment

1. The main issues to consider in the assessment of this planning application are; 1) The impact of the proposed development on the amenities of the local residents of Folly Cottage; 2) The impact of the proposed extension on the existing appearance of the dwelling; 3) The impacts of the proposal on the surrounding area and street scene of Bowring Road.

1. The proposed erection of a pitched roof with ‘dummy’ chimney stack is not judged to impact upon the residential amenity of the local residents of Folly Cottage given the location of the proposed development. In terms of the impact of the proposed garage, the proposed garage would be partially visible from Folly Cottage as the proposed garage would be erected approximately 1 metre from the boundary of the neighbouring property and there is not a substantial level of screening present, there is hover a level of walling and concrete trellising. It is therefore imperative that the proposed garage would not impact upon the amenity of Folly Cottage.

1. The proposed garage would sit adjacent to the hard standing and driveway area of Folly Cottage and would be sited approximately 7 metres from the nearest window on the eastern elevation Folly Cottage. Whilst the proposed garage may cause a certain degree of loss of light for a short period of time, the area that would be affected is not considered to be principle residential space and therefore the proposed garage is not caused to cause impact on the residential amenity of Folly Cottage. Given the layout of the properties within the locality, any built development would be erected within close proximity to neighbouring properties. Whilst the proposed garage would be erected 1 metre from the boundary of Folly Cottage, the structure would remain single storey and is not judged to appear as an overbearing feature given that the majority of development would be screened by the existing rear boundary in situ.

1. With regards to the main dwelling, the proposed pitch roof with associated ‘dummy’ chimney stack extension above the existing garage, proposed utility, shower and WC and boiler and cylinder room, is deemed to be enhancement to the existing dwelling as it is considered to be more in keeping with the form, design and appearance of the main dwellinghouse. The proposed garage extension is also judged to respect the main house in terms of siting, layout, scale, form, design and landscaping of buildings and the spaces around them. The proposed garage would be finished in all materials to match that of the main dwelling and would therefore not appear out of keeping or an incongruous feature.

1. As previously mentioned the eastern elevation of the proposed garage would form the new boundary with the boundary wall extended to the new garage. At present the boundary wall as a height of approximately 2.2 metres with the proposed garage to have a height of 3.8 metres. The surrounding area has a mix of design properties and there is now exact building line present so therefore that proposed garage would not appear out of keeping within the street scene. Whilst the proposed garage would be more visible from a public thoroughfare it is not judged to cause an adverse impact to

public or visual amenity as the proposed garage is deemed to respect the main house in terms of proportion, form and appearance and therefore deemed acceptable.

1. The proposed new pedestrian access is deemed to have a minimal impact on public and private amenity and is not judged to cause a detrimental effect on the surrounding area.

1. The removal of two trees as a result of the erection of the proposed garage is not deemed to cause an adverse impact to the visual amenities of the area nor is it thought to affect the application site given the presence of additional trees along the eastern boundary.

1. Overall it is concluded that the planning application does not accord to the provisions set out in General Policy 2 and Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007.

Recommendation

1. It is recommended that the planning application be permitted.

Party Status

1. The local authority, Ramsey Town Commissioners, is by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 15.01.2013

Conditions and Notes for Approval / Reasons and Notes for Refusal

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

• : 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 for alterations, roofing works and the erection of a garage relate to DWG No: PTA - 93 - 01, PTA - 93 - 02, PTA - 93 - 03, PTA - 93 - 05 and PTA - 93 - 06 all date stamped 13th December 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 18/11/13

Determining officer (delete as appropriate)

Signed : _________________________ Anthony Holmes Senior Planning Officer

Signed : _________________________ Michael Gallagher Director of Planning and Building Control

Signed : _________________________ Sarah Corlett Senior Planning Officer

Signed : _________________________ Jennifer Chance Development Control Manager