Officer Planning Report

Application No.: 09/01672/B Applicant: Mrs Sandra McMahon Proposal: Alterations and erection of a two storey extension to dwelling house Site Address: 40 Clifton Drive Ramsey Isle of Man IM8 3NG ### Considerations Case Officer : Ms Henrietta Hopkins Expected Decision Level: Senior Planning Officer ### Written Representations 6 Magnus Court Kings Reach Village Ramsey Isle of Man Objects to the proposal ### Consultations Consultee : Highways Division Notes: Do not oppose Consultee : Clerk To The Commissioners Notes: object Consultee : Mr P S Harrison Notes: comments received.

Officer's Report

The Site

The property subject of the application is No. 40 Clifton Drive, Ramsey. The property is a two storey semi-detached property located in an established residential area.

PROPOSAL The applicant proposes a two-storey side extension to form a dining room, kitchen, shower room and lobby on the ground floor; two bedrooms on the first floor; and another bedroom within the attic.

The two storey side extension will have a width of 3.650 metres, a depth of 8.750 metres, and a maximum height of 8.4 metres.

Planning Status

The application site is located within a 'Predominantly Residential Area' in the Ramsey Local Plan 1998. The Isle of Man Strategic Plan 2007 contains a policy which is considered specifically material to the assessment of this current planning application - General Policy 2.

General Policy 2 states the following: "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 and 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 satisfactorily amenity standards in itself, including where appropriate safe and convenient access for highway users, together with adequate parking, servicing and manoeuvring space; i. Does not have an unacceptable effect on road safety and 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; I. 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 energy consumption."

Planning History

There have been no recent applications which are considered to be relevant to this proposal. 98/01760/B - Residential Estate for the layout of 27 dwellings - Refused at Appeal (19th November 1999)

98/00852/B - Residential estate layout of 36 dwellings - Refused (24th September 1998) 00/00159/B - Residential development comprising 24 dwellings - Approved at Appeal (22nd February)

Representations

The Department of Transport has raised no objections to the proposed development. Drainage Department have commented that the proposal 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 to the Department of Transport Drainage Division.

Ramsey Town Commissioners have raised an objection on the following basis: "The proposed extension would extend beyond an established building line from the back of the footpath to the frontages of properties along Close Oard. The proposal would create an unbalanced streetscape on what were originally clearly defined semi-detached properties. The proposed windows to the side elevation would be un-neighbourly and could result in the loss of privacy for the occupants of the property as extended, particularly in view of the close proximity of the proposal to the adjacent road and footpath. "