DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 22/01154/B Applicant: Mr & Mrs Dermot & Amy Maguire Proposal: Erection of single storey garage to the rear and installation of replacement french doors to existing rear window. Site Address: 31 Waterloo Road Ramsey Isle Of Man IM8 1DT Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 23.11.2022

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 is considered not to have any significant adverse impacts upon public or private amenities and comply with General Policy 2 and Transport Policy 7 of the Isle of Man Strategic Plan 2016 and the Ramsey Local Plan, Residential Design Guide 2021.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 13.10.2022. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of 31 Waterloo Road, which is traditional 4 storey dwelling to the middle of a terrace of properties to the North East of Waterloo Road.

1.2 The property features a basement level, three full levels and an attic level above, with pitched roof dormer windows at both the front and rear elevations. - 1.3 The property has a single garage and pedestrian gate to the rear elevation, both access onto Strang Court to the rear of the site.

2.0 THE PROPOSAL - 2.1 The application seeks approval of the erection of single storey, pitched garage to the rear and installation of replacement French doors to existing rear window. The proposal would measure 5.9m x 6.3m and a height of 4.3m to ridge level.

3.0 PLANNING HISTORY - 3.1 There are no previous planning applications which are considered relevant in the determination of this application.

4.0 PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Ramsey Local Plan 1998, Map 2. The site is not within a Conservation Area. Given the nature of the application it is appropriate to the Isle of Man Strategic Plan 2016 and the following policies: - 4.2 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:

• 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; g) does not affect adversely the amenity of local residents or the character of the locality;

• n) is designed having due regard to best practice in reducing energy consumption."

4.3 Transport Policy 7 states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The current standards are set out in Appendix 7." - 4.4 Residential Design Guide 2021

5.0 REPRESENTATIONS - 5.1 Highway Services do not object making the following comments (28.10.2022): "After reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking."

6.0 ASSESSMENT - 6.1 The fundamental issues with this application are the potential impacts upon the character and visual amenities of the street scene and the potential impacts upon neighbouring amenities. - 6.2 Character and visual amenities of the street scene

• 6.2.1 The proposed garage would mainly be apparent form the rear car park which is located to the rear of the site. The character of the area is the service area (bin storage etc) of the adjacent shopping centre, car parking (i.e. large areas of hardstanding) and the rear of properties along Waterloo Road, which includes a number of flat and pitched roofed garages. The neighbouring property Nr 29 has a pitched roof garage. Accordingly, the proposed pitched roofed garage of this size would be acceptable in this location in terms of the visual amenities of the street scene.

6.3 Potential impacts upon neighbouring amenities

• 6.3.1 The two properties most likely to be affected would be the two properties either side of the site Nr 29 to the northwest and Nr 33 to the south east of the site. The main issues are potential loss of light and/or overbearing impacts. The proposal which results in a building which is larger and taller than what currently exists will have an impact. The walls of the new garage would be the same as the existing boundary walls. Accordingly, the external walls of the garage will have no impact upon neighbouring properties as essentially they are hidden from ground floor level. The pitched roof will be partially apparent from neighbouring ground floor level, albeit the roof ridge is located approximately 3m from the boundaries with the two properties, with the roof plan sloping downwards towards the boundaries. Overall it is considered the roof design, height and distance from the neighbouring properties is such that there would not be significant impacts to warrant a refusal.

7.0 CONCLUSION - 7.1 For the above reasons the proposal is considered to be comply with General Policy 2 and Transport Policy 7 of the Isle of Man Strategic Plan 2016 and the Ramsey Local Plan, Residential Design Guide and therefore it is recommended for an approval.

8.0 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: 24.11.2022 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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