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Application No.: 25/90893/B Applicant: Mrs Jill Wilkinson Proposal: Erection of two story extension to side elevation and single storey extension to rear elevation of existing dwelling house Site Address: 4 Greenlands View Ramsey Isle Of Man IM8 2PB Principal Planner: Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 28.10.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
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.
N . The erection of a single storey extension to the rear will also require additional protection measures resulting in the foundations being suitably designed and sections of the existing vitrified clay sewer replaced to ensure no movement or displacement of the sewer joints and that necessary protection is required to this public sewer.
The proposal is considered to comply with General Policy 2, Transport Policy 7 and the Residential Design Guide having no significant adverse impacts upon public or private amenities.
This approval relates to the submitted documents and drawing all received on 01.10.2025.
_________________________________________________________________ Right to Appeal It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highway Services - No Objection Local Authority - No Objection MUA Drainage - No Obection
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application site comprises a two storey semi-detached dwellinghouse located within the residential cul-de-sac at Greenlands View, Ramsey. - 1.2 The dwelling is a modest three bedroom property with a landscaped lawn and two off road parking spaces to the front and enclosed private gardens to the west. - 1.3 The dwelling is finished externally in a combination of facing brick at ground floor with render and mock Tudor style timber boards at first floor. The roof is of dark brown concrete tiles. - 1.4 The site is bounded by residential properties to the north, south and west, with the highway to the east.
2.0 THE PROPOSAL - 2.1 The application seeks approval for the erection of two story extension to side elevation and single storey extension to rear elevation of existing dwelling house. The proposal includes the formation of additional hardstanding over part of the existing lawn to create a new parking space. To roof lights will be installed to the rear roof of the original dwelling. The application is identical to a recently approved application 25/90208/B, with the exception of the rear single storey extensions element. - 2.2 The two storey side extension will create a new hobby room, office and wet room at ground floor with master bedroom, en-suite and dressing room above. The rear extension is single storey and has a maximum rear projection of 3.3m, a total width of 5m and maximum height of 3.4m. - 2.3 The two storey extension will be finished externally in materials to match the original house, being facing brick, render and mock Tudor boarding together with concrete tiles and brown double glazed windows and doors. The single storey would be finished with matching facing brick.
3.0 PLANNING POLICY - 3.1 The site lies within an area designated as Predominantly Residential on the 1982 Development Plan and 1998 Ramsey Local Plan. The site is not within a Conservation Area, Area of High Landscape or Coastal Value and Scenic Significance or a Flood Risk Zone. - 3.2 General Policy 2 of the Strategic Plan is considered applicable, which 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:
3.3 Transport Policy 7: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards."
4.1 The Residential Design Guide is a material consideration. - 5.0 PLANNING HISTORY
5.1 The following applications relate to the application site: 25/90208/B - Erection of two-storey extension to existing dwelling house - permitted 17/00052/B - Installation of flue - permitted 05/01088/B - Erection of bay window to kitchen - permitted 6.0 REPRESENTATIONS
6.1 Ramsey Commissioners - No objection to this proposal (16.10.2025).
6.2 Highway Services comment (06.10.2025); "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and/or parking as the applicant is providing an additional off-street parking space for the removal of part of the driveway." - 6.3 MUA - Drainage (30/10/25) "Manx Utilities has assessed the above planning application and would like to provide the following comment A public surface water sewer is located within the garden of the property, close to the existing property. Following the approval of PA 25/90208/B for a two-story extension to the side of the property, MU discussed and agreed the necessary protection required to this public sewer with the applicants engineer. The new application for the erection of a single storey extension to the rear will also require additional protection measures resulting in the foundations being suitably
designed and sections of the existing vitrified clay sewer replaced to ensure no movement or displacement of the sewer joints."
7.1 The key considerations in the determination of the application are:
7.2 The proposed two storey extension, (which is identical to the previously approved application 25/90208/B) would be sited to the north elevation of the dwelling and replace an existing single storey garage. The location of the extension is immediately between the host dwelling and the informal gardens and driveway to no. 5. - 7.3 The dwelling is set well back from the highway and as a result, when looking along the street scene, the north elevation and location of the proposed extension is not overly visible. The extension would generally be visible from the frontage of the dwelling and the area surrounding the cul-de-sac turning head. As such, the impact of the extension upon the street scene and character of the areas is considered to be relatively limited. - 7.4 The visual appearance of the extension is in keeping with the existing dwelling and those in the immediate setting. The proposal does have a lack of subservience within the design and scale of the extension, as the front and rear walls, eaves and ridge all tied in flush with the original building. Notwithstanding, there is no planning policy requirement under General Policy 2 that states extensions should be subservience, but regard must be had to the Residential Design Guide as a material consideration. - 7.5 Paras 4.8.3 and 4.8.4 state that for side extensions, the extension should not project in front of the dwelling and that the ridge line should either follow or be lower than the original dwelling. In this instance, whilst the extension is not harm the character and appearance of the existing house is therefore acceptable. - 7.6 It is pertinent to note that a number of non-subservient extensions already existing within Greenlands View and so it would be unreasonable to resist this proposal due to a lack of subservience, especially given the lack of harm identified. The extension is not considered to create an overly bulky addition to the side of the dwelling due to its limited width. The extension will not create any form of terracing effect within the street scene. The proposed design, scale and finished appearance are considered to be acceptable. The commentes from the MUA are helpful and a note can be added to any approval so the applicant is aware of the burried services. - 7.7 The rear extension is modest in size and in terms of proportion, form, size, finish and design is in keeping with the existing property. RESIDENTIAL AMENITY - 7.8 The two storey extension will be located to the north elevation, away from any neighbouring gardens and windows serving habitable rooms. Its siting is closest associated with the front garden and driveway of no. 5 to the north. - 7.9 The extension is designed to ensure there are no windows that might cause any loss of privacy and the siting is such that there will be no loss of light or outlook to neighbouring properties.
7.10 The rear single storey extension does not project beyond the neighbouring extension Nr 3 to the south of the site. Again given the siting, scale and design it is not considered the proposal would have any significant impacts upon neighbouring amenities to warrant a refusal. - 7.11 Overall, the proposed developments will not give rise to any material impact upon the amenity of neighbouring properties virtue of its location between buildings and there being no significant loss of light, outlook or privacy. HIGHWAY SAFETY - 7.12 The extension will be erected over part of the existing driveway causing the loss of one parking space. This will be offset by the formation of a new parking bay to the front of the property. The retention of 2 parking spaces for the dwelling accords with parking standards and Transport Policy 7.
7.11 Highway Services do not object and the extension and associated works will not give rise to any adverse impact upon highway safety, within this quiet residential cul-de-sac. - 8.0 CONCLUSION
8.1 The proposal is considered to comply with General Policy 2, Transport Policy 7 and the Residential Design Guide having no significant adverse impacts upon public or private amenities and it is recommended that the development be permitted. 9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE
9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).
9.2 Article A10 sets out that the right to appeal is available to:
9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.
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 and/or rights to appeal.
Decision Made : Permitted Date: 05.11.2025 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner
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