Planning Officer Report Recommendation

Application No.: 09/00646/B Applicant: Mr \& Mrs Wadeson Proposal: Conservatory and porch extensions Site Address: Queens Valley Ramsey Isle Of Man IM8 1NG ### Considerations Case Officer : Mr Chris Balmer Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee : Mr P S Harrison Notes: Comments recieved Consultee : Highways Division Notes: Do not oppose Consultee : Clerk To The Commissioners Notes: No objection

Officer's Report

SITE The site represents the residential curtilage of 13 Queens Valley, Ramsey, which is a two storey detached property, located on the eastern side of Queens Valley (cul-de-sac) and on the western side of Ballure Road.

Land Use Zoing / Planning Policies

The application site is within an area recognised as being an area of 'Predominately Residential", under the Ramsey Local Plan. The site is not within a Conservation Area.

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: "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

The previous planning application is considered relevant in the assessment and determination of this application:-

Erection of garage extension, timber cabin within rear garden and boundary wall with pedestrian access - 08/01716/B - APPROVED

Proposal

The application seeks approval for a conservatory and porch extensions. The proposed rear conservatory would have a rear projection of 5.4 metres, a width of 3.9 metres and a ridge height of 3.6 metres.

The porch to the front elevation would have a width of 1.9 metres, a depth of 1.1 metres and a height of 2.8 metres.

Reprsentations

The Ramsey Commissioners:- "No objection." Highways Division:- "Do not oppose." The Drainage Services Manager makes no comment on the merit of the proposed development but request that an informative note be attached to any approval decision notice.

The Authority has received no privately written representations objecting to the application.

Assessment / Recommendation

Due to the zoning of the site the following policies are relevant for consideration:-

Assessment

The proposed porch to the front elevation is a very minor additional to the existing dwelling, which would be in keeping with the existing property, therefore it is considered appropriate.

The proposed rear conservatory would be sited 5 metres from the boundary shared with Nr 14. The boundary treatment consists of a 1.8 metre high timber fence. It is considered, given these reasons and given the size of the conservatory; the proposal would have no adverse impact upon the residential amenities of the neighbouring property.

Recommendation

Overall, it is considered the proposal would be acceptable for the reasons given previously within this report. Accordingly, the proposals would be appropriate in these locations and therefore the application is recommended for an approval.

Party Status

It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Ramsey Commissioners Department of Transport Highways Division Department of Transport Drainage Division

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 03.06.2009

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval <br> N : Notes attached to conditions <br> R : Reasons for refusal <br> 0 : 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 conservatory and porch extensions as proposed in the submitted documents and drawings 01,02 and 03 all received on 8th April 2009.

C 3. The external finishes of the extension must match those of the existing building in all respects. N 1.

There must be no discharge of surface water (including that from roofs and paved areas) from this proposed development to any foul drainage system(s) so as to comply with the requirements of the Department of Transport Drainage Division and the Sewerage Act 1999.

The application states that the surface water from the proposed development is to be discharged to the "existing drainage". If this "existing drainage" discharges (directly or indirectly) to the foul sewerage system then it should be noted that an alternative means of surface water disposal must be provided.

I confirm that this decision accords with Government Circular No 10/09, Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted Date : 9/6/9

Signed : ______________________________

Senior Planning Officer