Officer Report

Application No.: 17/01237/B Applicant: Lezayre Parish Commissioners Proposal: Erection of attached accessible toilet to side elevation Site Address: Hall Clenagh Road Sulby Isle of Man IM7 3AB Case Officer : Mr Owen Gore Photo Taken: 11.01.2018 Site Visit: 11.01.2018 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 06.02.2018 _________________________________________________________________

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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

• C 2. All external facing and roofing materials to be used for the extension, hereby approved, shall match those of the existing building in respect of their type, colour and finish.

Reason: In the interests of the character and appearance of the site and surrounding area in accordance with General Policy 2 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information:

This approval relates to the following drawings 17 1235/4 - Site and Location Plan, 17 1235/2 Existing Elevations, 17 1235/1 - Existing Floor Plan, 17 1235/3 - Planning Drawing and Photographs date-stamped as received 30 November 2017.

_______________________________________________________________ Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

THE SITE

1.1 The application site is located north of the cross roads at the Sulby Glen Hotel Main, Sulby Chapel and the post office, opposite Fernleigh Clenagh. The application building, Sulby Hall, was built in 1879 and is the community hall for Sulby/Lezayre Parish, operated by Lezayre Parish Commissioners. The building is not Registered and it is not within a Conservation Area. THE PROPOSAL - 2.1 The proposal is to erect a single storey side extension on the southern elevation to form a unisex accessible toilet. The proposed materials will match in with the existing building and the mono-pitched roof will form a continuation of the existing, with a 'cranked' catslide roof. The construction of the extension will require the removal of part of the side boundary wall, which is stone similar to the front elevation of the building. PLANNING POLICY - 3.1 The site is part of the Local Plan Area for Sulby and is shown on the accompanying map as an 'Area of Buildings for Civic, Cultural & Other Special Use'; a smaller note also indicates it as a Community Use. The application site, including the car park to the rear is also noted in the written statement as Development Area 6, for possible redevelopment for continued/improved Community Use.

3.2 The proposal is in accordance with the land-use zoning, therefore General Policy 2 is applicable. This policy states that such development, that is also in accordance with the other policies of the 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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; (g) does not affect adversely the amenity of local residents or the character of the locality; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and

3.3 Community Policy 3 states that 'Development…which results in the loss of a local community facility…will only be permitted if it can be demonstrated that it is no longer practical or desirable to use the facility for its existing use or another use likely to benefit the local community'. PLANNING HISTORY - 4.1 Previous planning permissions have been granted to extend the hall under refs' 00/00543/B, 06/00020/B and 06/01834/B; however none are such that they will form a material consideration for this application. REPRESENTATIONS - 5.1 The Lezayre Parish Commissioners have provided no comments on this application (letter dated 14 December 2017).

5.2 Representation has been made from the Department of Infrastructure (DOI) Highways Division which states that there is no highways interest (comments dated 21 December 2017). ASSESSMENT

6.1 The proposal is part of and supports the existing use; it will not prejudice the use or development of any adjoining land in accordance with the Area Plan. The principle for the change of use is acceptable, subject to the considerations below.

6.2 The proposed extension is small scale and the materials will match in with the existing property. Although on part of the west elevation where the previous toilet block extension juts out to the south, the proposed extension is set back from the highway towards the rear of the building. CONCLUSION - 7.1 The proposal would not unacceptably harm the characteristics of the existing building or the character of its surroundings and the proposed development would not result in a significant adverse impact upon the living conditions of neighbouring residents. In this respect, the proposal complies with General Policy 2. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013 Article 6(4), the following persons are automatically interested persons:

• (a) The applicant, or if there is one, the applicant's agent;
• (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested;
• (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material
• (d) Highway Services Division of Department of Infrastructure and
• (e) The local authority in whose district the land the subject of the application is situated. 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 in Article 6(4) who should be given Interested Person Status.

I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date : 06.02.2018 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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