Officer Planning Report

Planning Report And Recommendations {{table:262532}} ## Considerations {{table:262528}} ## Written Representations ## Consultations {{table:262529}} {{table:262530}} {{table:262531}}

Officer's Report

THE APPLICATION SITE AND PROPOSED DEVELOPMENT

The application site comprises the curtilage of an end terrace dwelling that is located in All Saints Park in Lonan.

The proposed development comprises of the erection of a two storey extension onto the side of the dwelling and associated vehicular access amendments.

PLANNING HISTORY There are no previous planning applications that are considered material to the assessment of this current planning application. REPRESENTATIONS Lonan Parish Commissioners recommend that the planning application be approved. The Isle of Man Water and Sewerage Authority do not oppose the planning application. The Department of Infrastructure Highways Division do not oppose the planning application. PLANNING POLICY

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."

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. 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."

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."

Assessment

The planning application seeks planning approval for the erection of a two storey extension onto the side of the dwelling and associated vehicular access amendments. The proposal was the subject of pre-application discussion with the applicant and their agent.

It is considered that the proposed extension is in keeping with the dwelling and the character of the area, it being designed in a manner that effectively continues the appearance of the short terrace of dwellings. It should therefore have an acceptable impact within the street scene and is concluded to not unduly affect public amenity. Given its position and distances to other properties it is also concluded that private amenity is not unduly affected. The proposal does not harm highway safety. As such, the proposal accords with policy L/RES/PR/1 of the Laxey and Lonan Area Plan Order 2005 and General Policy 2 of the Isle of Man Strategic Plan 2007.

It is recommended that the planning application be approved.

Party Status

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.

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

Recommended Decision: Permitted Date of Recommendation: 14.02.2011

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 01, 02, 03, 04, 05, 06, 07 and 08 date stamped the 12th January 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer.

Decision Made: Permitted Date: 15/2/11

Signed: [Handwritten signature] Senior Planning Officer

Officer Planning Report

Source & Provenance