Officer Planning Report

Planning Report And Recommendations {{table:202652}} ### Considerations {{table:202650}} ### Written Representations ### Consultations {{table:202651}}

Officer's Report

THE APPLICATION SITE AND PROPOSED DEVELOPMENT

The application site comprises the curtilage of detached dwelling that is located on the southern side of Lezayre Road, approximately 100 metres west of Ramsey town boundary, in Lezayre.

The proposed development comprises the erection of an extension onto the rear of the dwelling.

PLANNING HISTORY

The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.

REPRESENTATIONS Lezayre Parish Commissioners recommend that the planning application be approved. The Department of Transport Highways Division do not oppose the planning application. PLANNING POLICY

In terms of land use planning, the application site is located within a wider area of land that is designated as existing predominantly residential use under the 1982 Development Plan Order.

In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material 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 of the Isle of Man Strategic Plan 2007 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."

Assessment

The planning application seeks approval for the erection of an extension onto the rear of the dwelling contained within the application site.

The proposed extension is relatively modest and in keeping with the existing dwelling. The impact on public and private amenity is suitably limited.

It is recommended that the planning application be approved.

Party Status

It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:

• Lezayre Parish Commissioners; and
• The Department of Transport Highways Division.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 12.01.2009

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 relates to drawing no. 080391/2 date stamped the 20th November 2008.

I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)

Decision Made : Permitted Date : 16/1/09

Signed : DBmjb Senior Planning Officer