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Application No.: 21/01228/CON Applicant: Mr & Mrs Richard & Sarah Henthorn Proposal: Registered building consent for demolition elements relating to PA 21/01221/B Site Address: Cranford Breeze Hill Laxey Isle Of Man IM4 7DL Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 10.12.2021 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.
Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
This application has been recommended for approval for the following reason. The proposals are considered to be in accordance with the Strategic Plan policies, Policies RB/3 AND RB/5 of Planning Policy Statement 1/01 and are acceptable.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 15th October 2021:
Additional Persons
DOI (Highways) should not be afforded IPS as they do not clearly identify the land which is owned or occupied which is considered to be impacted on by the proposed development in accordance with paragraph 2A of the Policy _____________________________________________________________________________
Officer’s Report THE APPLICATION SITE
1.1 The application site is within the curtilage of Cranford, Breeze Hill, Laxey which is situated to the East of Breeze Hill directly below Ballachrink Cottage. Due to the topography of the site, the property is on several different levels. - 1.2 The site due to its location on Beeze Hill the property can be seen from Old Laxey Hill and Tent Road. THE PROPOSAL
2.1 This application runs contemporaneous to PA21/01221/B for the works comprising of the elements below.
2.2 Registered Building Consent is sought as part of this application for the demolition works of the alterations to the roofscape and the demolition of the side extensions on "Cranford" which are situated to the South of the site.
3.1 There are several applications on the site of which there is a registered building application in connection with this one under PA21/01221/B. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the East, Map 7 - Laxey. Given the nature of the application being for RB consent works in relation to PA21/01221/B it is most relevant to focus on those policies which relate specifically to demolition works within a Conservation Area and Heritage policies referenced in PPS 1/01.
4.2 The Strategic Policies which are the most applicable to this application are Strategic Policy 4 which seeks to protect or enhance Conservation Areas, Environment Policy 35 which seeks that the character and quality of the Conservation Area is protected against inappropriate development, Environment Policy 39 in connection with Paragraph 7.32.2 which seeks to retain building which make a positive contribution to the character or appearance of the Conservation Area. - 4.3 With regards to the Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man, the most relevant policy is CA/6.
REPRESENTATIONS
5.1 The following representations can be seen online in full;
5.2 Highway Services have No Highways Interest in this application (08.11.21). - 5.3 Garff Commissions have written in to state that they do not object to the proposal (05.11.21)
6.1 Whilst the property is not registered, the Town and Country Planning Act 1999 requires that demolitions in Conservations Areas have registered building consent to safeguard the
character and appearance of the surrounding area. Therefore the key considerations in this case are whether the proposed works will adversely affect or change the character and nature of the building or the Conservation Area.
6.2 When looking towards breeze hill your eyes are taken first to St Nicholas House and then to the large glazing within Ballachrink Cottage both of which are situated above Cranford. The demolition of the proposed works would reduce the overall impact that Cranford has within the overall streetscene due to the extension being at a higher height and different angle to the main dwelling. - 6.3 Whilst the location of the property and the demolition works being situated to the south of the site, the demolition works will be noticeable but they are deemed not to contribute to the overall Conservation Area due to their age and makeup. - 6.4 As such demolition of the side extension is likely to have a minimal impact on the general street scene when viewed from a general public vantage point and a minimal impact upon the Onchan Conservation Area.
7.1 Overall it is deemed that the demolition works will have a minimal impact upon the general streetscene when viewed from a public vantage point and a minimal impact upon the Laxey Conservation Area, as such this Registered Building consent proposal accords with the Strategic Plan and Policy Statements as set out in 4.0 above, it is recommended for approval.
INTERESTED PERSON STATUS By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following are automatically interested persons:
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 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 : 15.12.2021 Determining officer
Signed : S BUTLER Stephen Butler Head of Development Management
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