Officer Planning Report

Planning Report And Recommendations {{table:3246}} ### Considerations {{table:3244}} ### Written Representations ### Consultations {{table:3245}}

Officer's Report

THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises the residential curtilage of a detached dwelling located on Glen Road in Laxey. The proposed development comprises alterations and erection of replacement extension to dwelling. PLANNING HISTORY

Whilst the application site has been the subject of previous planning applications it is considered that none of these are specifically material to the assessment of this current planning application.

REPRESENTATIONS Laxey Village Commissioners recommend that the planning application be approved. The Department of Infrastructure Highways Division do not oppose the planning application. The Isle of Man Water and Sewerage Authority 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."

The application site is also within a Conservation Area. 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)."

In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are 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."

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."

Assessment

The planning application seeks planning approval for alterations and erection of replacement extension to dwelling. The proposal was the subject of pre-application discussions involving the Building Conservation Officer. The design, primarily fenestration, of the front elevation was revised during the course of the planning application in response to concerns from Laxey Village Commissioners. This revision, which was duly advertised, removed any objections to the proposed development.

Whilst the level of alteration and extension is relatively extensive the dwelling is situated within a large plot that can readily accommodate the proposed development. A substantial garden area remains even after the proposed alteration and extension. The proposed development is considered to be of an appropriate design within the street scene and the within the setting of the Conservation Area. Private amenity and highway safety are unaffected by the proposal. Overall, it is concluded that the proposed development accords with the provisions of policy L/RES/PR/1 and L/CRB/PR/4 of the Laxey and Lonan Area Plan Order 2005 and General Policy 2 and Environment Policy 35 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:

Laxey Village 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: 27.04.2011

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 drawing no.s 01, 02, 03, 04, 05, 06, 07, 08, 09, 10, 11, 13 and 14 date stamped the 16th February 2011 and drawing no. 12A date stamped the 24th March 2011.

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

Decision Made : Permitted Date: 27.04.2011

Signed: [Signature] Senior Planning Officer