Planning Officer Report

Case Officer: Mr Jamie Leadbeater Photo Taken: 13.03.2012 Site Visit: 13.03.2012 Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the curtilage of a church and adjoining land, on Church Hill, Laxey. The church on the site, Christ Church, is a Registered Building and was built in 19th Century. The site is set within a woodland area between Laxey railway track and Christ Church.

The Proposal

1. Proposed is the erection of a notice board – it will be two notice boards hinged together at a 120 degree angle and divided by an oak 'stretcher bar' with the profile of Christ Church fixed on top. The notice board frame will be 1.75 metres high and 600mm wide. The notice board will sit within the frame, 1 metre from the ground and been made from Oak timber. The notice board is to be erected only from March to October annually.

Planning History

1. The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of this current planning application.

Planning Policy

1. The application site falls within a parcel of land designated for worship in the Laxey and Lonan Area Plan 2005. The application site also falls within Laxey Conservation Area. Therefore, there are two policies within the written statement that accompanies the local plan, which is considered specifically material to the assessment of the planning application:

L/TRT/PR/5 – Railways and Tramways

"No development will be permitted where this would have an adverse impact on the appearance, character, setting or amenities of any railway building, facility or along

Application No.:	12/00283/D
Applicant:	Rev Josephine Dudley
Proposal:	Erection of a notice board
Site Address:	Christ Church
	Church Hill
	Laxey
	Isle Of Man
	IM4 7AX

the track where any view from the Manx electric, Groudle, or Snaefell mountain railways would be adversely affected".

Policy L/CRB/PR/4 of the Laxey and Lonan Area Plan Order 2005 states:

"Where an area is designated as a Conservation Area, special attention must be paid during the consideration of all planning applications within the area, to the desirability of preserving or enhancing its character or appearance in accordance with the Town and Country Planning Act 1991 (12.(4)."

1. The Isle of Man Strategic Plan 2007 contains two policies that are specifically material to the assessment of this current planning application. General Policy 6 states:

"Within our towns and villages, the display of external advertisements will be permitted on the site or building to which they relate provided they:

• (a) are of a high standard of design and materials and relate well to the building and site on which they are to be displayed;
• (b) are in keeping with and do not detract from the surrounding area; and
• (c) are located so as not to cause a highway safety hazard".

Environment Policy 35 states:

"Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development".

Representations

1. Laxey Village Commissioners recommend that the application is approved.
2. David Quirk MHK has expressed an interest in the application.

Assessment

1. The proposed notice board is constructed from timber that is a material considered to be sympathetic to the surrounding woodland landscape and nearby Registered Building – Christ Church. The scale of the notice board is considered to appropriate for its use and does not adversely impact on the character of the Conservation Area or setting of the nearby Laxey Railway.
2. The notice board is proposed to be sited within the woodland area on the land adjoining the church. Subsequently it is not considered to have an adverse impact on function of the nearby Laxey Railway or the safety of its passengers that would bypass the application site to reach Laxey Station.
3. Overall, the proposed level of development is modest and is of a high standard of design. It is not considered to be detrimental to the character of the Conservation Area and nearby Registered Building, or adversely affect public amenity. As such, the proposal complies with the provisions of General Policy 6 and Environment Policy 35 in the Isle of Man Strategic Plan 2007, and policies L/TRT/PR/5 and Policy L/CRB/PR/4 in the Laxey & Lonan Area Plan 2005.

Recommendation

1. It is recommended that the planning application be approved.

Party Status

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

The local authority, Laxey Village Commissioners are, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 30.03.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : Notes attached to refusals

C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the erection of a notice board within the woodland area adjoining Christ Church, shown in: the 1:1000 scale Location Site, the hand drawn Site Plan, and the 1:10 scale Isometric drawing of the notice board, all received on 24 February 2012.

C 3. The notice board can be erected for 12 months of the year.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 2/4/12

Determining officer (delete as appropriate)

Signed: ___________________________ Anthony Holmes Senior Planning Officer

Signed: ___________________________ Michael Gallagher Director of Planning and Building Control

Signed: ___________________________ Sarah Corlett Senior Planning Officer

Signed: ___________________________ Jennifer Chance Development Control Manager