Officer Report

Application No.: 18/00218/B Applicant: Mr & Mrs Jeremy Watterson Proposal: Erection of garden store, lower patio area and retaining wall Site Address: Thie Vooinjer Veg Croit E Quill Road Laxey Isle Of Man IM4 7JG Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 16.04.2018 _________________________________________________________________

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. The garden store hereby approved must only be used for domestic purposes incidental to the main dwelling house, (Thie Vooinjer Veg). Reason: To ensure that the proposal remains available to meet the identified need.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawings reference numbers 1GS, 2GS A and 3GS all received on 2nd March 2018. _______________________________________________________________ Interested Person Status – Additional Persons None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the curtilage of Thie Vooinjer Veg, Croit E Quill Road, Laxey, which is a single storey detached property. The property is sited on the north-western side of Pinfold Hill and south east of Croit-E-Quill Road. - 1.2 The site being located on a hillside results in the ground level of the site sloping from Croit E Quill Road downwards towards the Pinfold Hill. The boundary treatment which runs along Pinfold Hill (southeast) consists of a 1 metre high stone wall with a grass bank above approximately 3 metres in height. This wall and grass bank is only interrupted by a pedestrian gate/footpath which accesses directly onto the public footpath which runs along Pinfold Hill road.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the erection of garden store, lower patio area and retaining wall. The proposed store would have a width of 6m, a depth of 5m andm a maximum height of 3.5m.

- 3.0 PLANNING HISTORY

3.1 The previous planning application is considered relevant in the determination of this application: - 3.2 Alterations, erection of an extension and creation of an extended dormer - 17/00241/B

- APPROVED

- 4.0 PLANNING POLICY

4.1 In terms of local plan policy, the application site is within an area recognised as being Predominantly Residential under the Laxey and Lonan Area Plan Order 2005 Map No. 1. The site is not within the Laxey Conservation Area. - 4.2 The Isle of Man Strategic Plan contains one policy that is considered specifically material to the assessment of this current planning application. - 4.3 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 and (g) does not affect adversely the amenity of local residents or the character of the locality".

- 5.0 REPRESENTATIONS

5.1 Highway Services comment that there are no highway implications (on 06.04.2018). - 6.0 ASSESSMENT

6.1 The main issue with the proposal is the potential impact upon the character and appearance of the street scene. The proposed works would not be apparent from the Croit E Quill Road given the works are to the rear of the dwelling and the existing dwelling would screen any views. The main potential views would be from Pinfold Hill, albeit due to the existing stone wall and hedgerow along the majority of the roadside boundary such views would be screened. Notwithstanding this, even if the works could be seen they are considered to be of an appropriate form, size, design and finish and therefore in keeping with the existing property and street scene. - 7.0 CONCLUSION

7.1 Accordingly, it is recommended that the application be approved.

- 8.0 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 a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 23.04.2018 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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