Planning Officer Report

Planning Officer Report And Recommendations {{table:18933}}

Officer's Report

The Application Site

1. The application site comprises the residential curtilage of a detached dwelling located on Baldrine Park in Baldrine, Lonan.

The Proposal

1. The proposal comprises alterations and extension to the dwelling and alterations to the driveway and access. The planning application has been submitted as an amendment to previously approved planning application 11/00498/B. The proposal is similar to that previous development but reduced in overall extent following a costing exercise.

Planning History

1. The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application:

1. Planning application 11/00498/B sought planning approval for alterations and extension of the dwelling and alterations to the driveway and access. This previous planning application was approved on the 31st May 2011.

Planning Policy

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."

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application.

1. 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;

• (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;
• (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;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

1. Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 states "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

Representations

1. Lonan Parish Commissioners recommend that the planning application be approved.
2. The Department of Infrastructure Highways Division do not oppose the planning application.
3. The Isle of Man Water and Sewerage Authority do not oppose the planning application.

Assessment

1. The development proposed by the planning application is effectively a reduced scale version of the development already approved under previous planning application 11/00498/B. As that previous planning application was concluded to be acceptable and the current proposal is less extensive it follows that the development proposed by the current planning application is acceptable.

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:

Lonan Parish Commissioners; and The Isle of Man Water and Sewerage Authority.

1. It is considered that the following parties that made representations to the planning application should not be afforded interested party status:

The Department of Infrastructure Highways Division.

Recommendation

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: 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 drawing no.s 1115/01, 1115/02 and 1115/03 date stamped the 2nd April 2012.

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: 11-5-12

Determining officer (delete as appropriate)

Signed: [Handwritten signature] Anthony Holmes Senior Planning Officer

Signed: [Handwritten signature] Sarah Corlett Senior Planning Officer

Signed: [Handwritten signature] Michael Gallagher Director of Planning and Building Control

Signed: [Handwritten signature] Jennifer Chance Development Control Manager