DEC Officer Report

Application No.: 22/00371/B Applicant: Mr Jonathan Grubb Proposal: Replacement of existing garage with store room extension to side of dwelling. Site Address: Barrule Windsor Road Ramsey Isle Of Man IM8 3EB Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 05.05.2022

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions 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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 and Transport Policy 7 of the Isle of Man Strategic Plan 2016 and in turn the Residential Design Guidance 2021.

Plans/Drawings/Information;

This decision relates to the following plans and drawings, date stamped received on 1st April 2022;

• o Drawing No. 22 1632 01
• o Drawing No. 22 1632 02 ______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is within the curtilage of Barrule, Windsor Road, Ramsey which is a semi-detached bungalow situated to the South East of Windsor Road. The front of the property is laid with concrete which provides parking for two/three cars. - 1.2 To the North East elevation there is a single storey attached garage. THE PROPOSAL

2.1 The current planning application seeks approval for the demolition of the existing garage and erection of a proposed store measuring 6.1m by 3m, with an approximate overall height of - 3.4m.

2.2 The proposed store is to have a door within the front elevation and double doors to the rear elevation, all materials such as roofing and render are to match the existing. PLANNING HISTORY - 3.1 The previous applications are not relevant in the assessment of this application. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on Ramsey Local Plan 1998

• Map 1. The property is not within a Conservation Area or a Flood Risk Zone.

4.2 Given the nature of the residential property and the land designation paragraph 8.12.1 and General Policy 2 from the Isle of Man Strategic Plan 2016 are most relevant to its assessment which set out the general standards towards acceptable development, followed by Transport Policy 7 in connection with Appendix 7 which seek acceptable parking standards.

4.3 The recently released Residential Design Guidance 2021 is also a material consideration particularly those parts in respect of good neighbourliness and overlooking. - 4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation. REPRESENTATIONS

5.1 The following representations can be found in full online, below is a short summery;

5.2 Highway Services have considered the proposal and state "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking." (14.04.22)

5.3 Ramsey Town Commissioner have considered the application and state they have no objections to the proposal. (22.04.22) ASSESSMENT - 6.1 The main issues to consider in the assessment of this planning application are:

• - character and appearance (GP2, b,c)

• - impact on neighing amenity (GP2, g)
• - impact on highway services (TP7 & A7)
• - other matters (RDG, CP7, 11 & IP5)

- 6.2 CHARACTER AND APPEARANCE

• 6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.

• 6.2.2 In the case of this application the proposal is replacing an already existing flat roofed garage, as such whilst the roof height is increasing, the proposed store room will be subordinate to the existing dwelling, and as such the overall impact upon the character and appearance of the streetscene will be minimal.

- 6.3 NEIGHBOURING AMENITY

6.3.1 With regards to neighbouring amenity, the proposed store room is situated adjacent to the neighbouring properties (Breryk, Windsor Road) garage, as such, any impact upon the neighbouring property should be minimal.

- 6.4 HIGHWAY SERVICES

6.4.1 Turning towards the removal of the garage, due to this it is necessary to assess whether the property has enough parking to satisfy Transport Policy 7. When looking at the property it can be seen (as stated in part 1 of this report) that the front is laid to concrete, as such there are two suitably sized car parking spaces within the front elevation of the property, as such the proposal will comply with Transport Policy 7

- 6.5 OTHER MATTERS

• 6.5.1 The proposed works are an extension to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal whilst increasing the surface area of the dwelling, any water runoff will be dealt with as per the existing arrangement of the main dwelling. The proposed extension will not increase water usage of the dwelling and therefore there are no new issues in this respect. CONCLUSION

7.1 The proposed store room is acceptable in terms of their form, mass and design by providing a suitable extension without compromising the existing parking upon the residential property and as such complies with General Policy 2 and Transport Policy 7 and in turn the Residential Design Guidance 2021. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;

• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 06.05.2022 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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