Officer Report

Application No.: 17/00284/B Applicant: James Patrick William Allen Proposal: Variation of condition 1 of PA 12/01690/B for the erection of a replacement dwelling, to extend the period of permission for a further 2 years Site Address: White Cottage Pinfold Hill Laxey Isle Of Man IM4 7HN Case Officer : Mr Jason Singleton Site Visit: 23.03.2017 Expected Decision Level: Officer Delegation

Officer’s Report APPLICATION SITE

• 1. The application site comprises the curtilage of a semi-detached dwelling (White Cottage) that is located on the eastern side of Pinfold Hill in Lonan. The site is bounded by the attached dwelling (Venture) to the north, the MER line to the east, a detached dwelling (Iona) to the south and the A2 highway to the west. There is a drop in levels of around nine metres across the site from west to east. Changes in levels throughout the surrounding area also mean that the dwelling adjacent to the south (Iona) is set at a level above the application site. THE PROPOSAL
• 2.1 Proposed is the variation of condition 1 of PA 12/01690/B for the erection of a replacement dwelling, to extend the period of the permission granted for a further 2 years.

2.2 The previous approval proposed the erection of a replacement dwelling within the application site. The proposed replacement dwelling is a three storey mono-pitched dwelling of contemporary design. However, due to the changes in levels across the application site the proposed replacement dwelling would appear as a single storey building when viewed from the west. The main external finishes of the proposed replacement dwelling consist of smooth painted render and cedar cladding. Two on-site car parking spaces are proposed in front of the proposed replacement dwelling that access directly onto the adjacent highway. PLANNING HISTORY - 3.1 12/01690/B - Erection of a replacement dwelling. Approved 12th March 2013. DEVELOPMENT PLAN POLICIES - 4.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Laxey and Lonan Area Plan Order 2005. Policy L/RES/PR/1 states:

"Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential. In particular, in the case of Agneash no further dwellings will be approved although, as will be the case in areas zoned as residential, alterations and extensions to existing property may be accepted if such proposals are sympathetic to the character and appearance of both the building to be altered and the surrounding area in general."

4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains the following policies that are 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;

• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;

4.4 Housing Policy 6 states: "Development of land which is zoned for residential development must be undertaken in accordance with the brief in the relevant area plan, or, in the absence of a brief, in accordance with the criteria in paragraph 6.2 of this Plan. Briefs will encourage good and innovative design, and will not be needlessly prescriptive." - 4.5 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." Current parking standards are set out at Appendix 7 of the Isle of Man Strategic Plan 2007. The standard for typical residential is 2 spaces per unit, at least one of which is retained within the curtilage and behind the front of the dwelling.

REPRESENTATIONS

5.1 Garf Parish Commissioners has no objection (21/03/17)

5.2 Highways Services do not object (13/04/17)

ASSESMENT

6.1 The application is to vary a condition that seeks to restrict the time limit for an application to four years. This would have the effect of adding an additional two year to Condition 1 of PA 16/01690/B.

6.2 The principal issue in the assessment of this application is whether there have been any material planning matters (e.g. policy changes / land used designations / Local Plan adoption / new or altered legislation, and so forth) that have changed since the approval of the last application.

6.3 Since the initial approval the Isle of Man Strategic Plan 2007 was revoked and The Isle of Man Strategic Plan came into effect on 1st April 2016. The policies contained therein have not changed substantially enough since the 2007 and the subject of appeal decisions or decisions related to planning applications that indicate a different approach to those previous policies should

• be taken. No new legislation has been brought into force. Furthermore, no objections have been received.
• 6.4 Overall, the case officer for PA 12/01690/B considered that the proposed erection of a replacement dwelling was acceptable as there would be no undue impact on the streetscene or surrounding properties.

RECOMMENDATION

7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2016 and is recommended for approval. INTERESTED PERSON STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application:

• (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.

Recommendation Recommended Decision: Permitted Date of Recommendation: 09.05.2017 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 two 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. Prior to the first occupation of the dwelling, the glass screen positioned at the northern end of the lower ground floor terrace, as shown on drawings P10-04 rev A and P12-01 Rev A, both dated stamped 9th March, 2017, must be erected and glazed using frosted glass. The level of obscuration used must be no less than level 5 as detailed on Pilkington's textured glass range, or equivalent. This glass screen must be retained as such thereafter. Reason: in order to maintain the privacy of those in adjacent property.

This approval relates to drawing submitted on the 9th March 2017, referenced P10-01; P10-02 Rev A; P10-03 Rev A; P10-04 Rev A; P12-01 Rev A which corrolate to those drawings approved in accordance with 12/01690.

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: 10.05.2017 Determining officer

Signed : S CORLETT Sarah Corlett Senior Planning Officer

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