24 November 2009 · Senior Planning Officer
The Beeches, Lezayre Road, Ramsey, Isle Of Man, IM8 2ta
The proposal involved adding a sun lounge extension to the front (south) elevation of the bungalow, projecting 3.65m, 4.265m wide, 4.2m high with a pitched roof, plus a timber pergola to the west. The site is in a predominantly residential area near Ramsey Grammar School.
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The officer concluded the proposal is acceptable by reason of its siting, scale, form and design, being a 'modest addition' that 'fits comfortably within the front elevation' without detrimental impac…
General Policy 2
Requires development in residential zoning to respect site/surroundings in siting/layout/scale/form/design, not adversely affect amenity/character/road safety/amenity standards. Officer assessed proposal as modest front extension matching existing, no neighbour impact due to orientation/distances/walls, adequate gardens/parking, no highway objection, thus compliant across relevant tests (b,g,h,i).
Time limit
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
Materials matching
The external finishes of the extension must match those of the existing building in all respects.
Approved drawings
This approval relates to the submitted Drawing Nos. 1605/01 01, 02 and 03 received on 2nd September, 2009.
Do not oppose has no traffic management, parking or road safety implications
no objection to the proposal
not raised any objections to the proposed development
Ramsey Town Commissioners objected due to over-intensive use of the site and loss of private amenity space, while Department of Transport Highways had no objections. D.o.T. Drainage comments via Ramsey required specific drainage connections and compliance.
Key concern: over-intensive use of the site resulting in a loss of private amenity space
Ramsey Town Commissioners
Objectionthe Commissioners considered the above application at their meeting held on Wednesday 21st October, 2009 and have resolved to Object to the proposal for the following reason: It is considered that the proposed extension would result in an over-intensive use of the site resulting in a loss of private amenity space.
Department of Transport Highways
No ObjectionDo not oppose has no traffic management, parking or road safety implications
Department of Transport Drainage
Conditional No ObjectionD.o.T. Drainage Comments: The proposed alteration/extension must be connected to the existing drainage system to comply with Building Regulations
Conditions requested: The proposed alteration/extension must be connected to the existing drainage system to comply with Building Regulations and, if a new connection to the public sewer is required, this must be carried out in a manner acceptable to the Department of Transport Drainage Division.; All drainage works must conform to the requirements of the Department of Transport's "Manx Sewers for Adoption" and all necessary inspections/surveys [including CCTV] are to be carried out at the developer's expense.; Should this alteration/extension require a new connection to the public sewer, and in accordance with the Sewerage Act 1999, a communication fee will be payable to the Department of Transport in respect of this property being connected (directly or indirectly) to the public drainage system.; There must be NO discharge of surface water (directly or indirectly) 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 original planning application 09/01460/B for alterations and extensions to a dwelling was approved by the Planning Committee despite objections from Ramsey Town Commissioners. The Commissioners appealed, arguing the proposal would cause over-intensive use of the site and loss of private amenity space. The applicant and Planning Committee defended the modest scale, adequate remaining amenity space, and compliance with policies. The inspector, after a public inquiry and site visit, concluded the development would not result in overdevelopment or significant detriment to character and appearance, though noting further extensions would likely be inappropriate. The Minister accepted the inspector's recommendation to dismiss the appeal, confirming the approval.
Precedent Value
This appeal shows that third-party objections to extensions on constrained sites can be overcome with precise evidence of adequate remaining amenity and access; however, inspectors may signal 'no further extensions' as a limit for future applications on similar plots.
Inspector: David G Hollis
