Officer Report

Application No.: 15/00008/B Applicant: Mr Timothy George Grass & Mrs Elizabeth Ann Grass Proposal: Alteration and extension to existing attached garage to form additional living accommodation Site Address: 1 Thornhill Close Ramsey Isle of Man IM8 3LA Case Officer : Mr Chris Balmer Photo Taken: 19.01.2015 Site Visit: 19.01.2015 Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE SITE - 1.1 The site is the residential curtilage of a detached property which sits on the corner of the Bride Road (A10) and Thornhill Close. The property faces west towards the close. The dwelling is a modern bungalow with tiled roof. The elevation which faces the road presently has a central door and two square windows to the right and a large full height rectangular window to the left. To the rear elevation is a single storey flat roofed garage. This is apparent from Thornhill Close to the west.

2.0 THE PROPOSAL - 2.1 The application seeks approval for alteration and extension to existing attached garage to form additional living accommodation. The submission includes the demolition of the existing garage and replaced with a new rear single storey extension on the same footprint as the existing garage. The proposal would have a width of 3.7 metres, a depth of 5.2 metres and a ridge height of 3.7 metres.

3.0 PLANNING STATUS AND POLICY - 3.1 The site lies within an area designated as Predominantly Residential on the Ramsey Local Plan of 1998. The appropriate policy to be applied is General Policy 2 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:

• b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the space around them;
• c) does not affect adversely the character of the surrounding landscape or townscape; g) does not affect adversely the amenity of local residents or the character of the locality".

4.0 PLANNING HISTORY - 4.1 No planning applications have been submitted in respect of this site since the approval of the dwelling.

5.0 REPRESENTATIONS - 5.1 Ramsey Commissioners have no objection (received on 29.01.2015).

5.2 Highway Services have no objection (received on 15.01.2015)

6.0 ASSESSMENT - 6.1 The proposed changes have a very minimal impact on the appearance and character of the dwelling and do not affect the impact of the property on adjacent dwellings. The new windows are no larger than the existing and do not offer any views which are currently not available.

7.0 RECOMMENDATION - 7.1 For these reasons the proposal is considered to comply with the relevant polices of the Strategic Plan and the Rasmey Local Plan and therefore recommended for an approval.

8.0 PARTY STATUS - 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.

Recommendation Recommended Decision: Permitted Date of Recommendation:

09.02.2015

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 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.

• C 2. The development hereby approved shall not be occupied or operated until the existing driveway is widened in accordance with the approved plans (Drg Nr G1A15). Such areas shall not be used for any purpose other than the parking of vehicles associated with the development and shall remain free of obstruction for such use at all times.

Reason: To ensure that sufficient provision is made for off-street parking and turning of vehicles in the interests of highway safety.

This approval relates to drawings references Location Plan, Site Plan and G1A15 1/1 all received on 8th January February 2015.

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 : 11.02.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed : Michael Gallagher Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management