Officer Planning Report Recommendation

Application No.: 09/01155/B Applicant: Mrs Cheryte Osborn Birnie Proposal: Rendering works to property Site Address: - White Cottage - Pinfold Hill - Laxey - Isle Of Man - IM4 7HN ### Considerations Case Officer: Ms Henrietta Hopkins Photo Taken: 24.08.2009 Site Visit: 24.08.2009 Expected Decision Level: Senior Planning Officer ### Written Representations ### Consultations Consultee: Highways Division Notes: Consultee: Lonan Parish Commissioners Notes:** Approve

Officer's Report

The Site

The application site represents the curtilage of White Cottage, Pinfold Hill, Laxey. The property is a semi-detached bungalow.

The Proposal

This application seeks approval to concrete skim the outside of the existing property made of wooden timber.

Planning Status

The application site is located within an area identified as 'Predominantly Residential' in the Laxey and Lonan Area Plan Order 2005. The Isle of Man Strategic Plan 2007 contains a policy which 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 25 August 2009 09/01155/B Page 1 of 3

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;
• (I) 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 is also considered relevant: "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".

Planning History

The property has had a previous planning application submitted which is considered to be relevant to this proposal:

01/00392/B - Extension to dwelling - Approved at appeal (28th March 2002)

Assessment

The application site is located within an area of 'Predominantly Residential Use' under the Laxey and Lonan Area Plan Order 2005. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policy identified earlier within the report (i.e. General Policy 2 and Paragraph 8.12.1 of Isle of Man Strategic Plan 2007).

The alteration to concrete would be acceptable and an improvement, with the existing timber appearing run down and poorly maintained. The proposal to concrete skim the outside of the property to preserve it from weather conditions, would match the half built extension which was granted permission for a concrete finish in 2002 and also match the adjoining property, Venture, located to the north. The proposed development is therefore considered not to be out of place with the surrounding area and would actually result in a marked improvement on the existing property. Having the property skimmed over with concrete will not have a detrimental impact on neighbouring dwellings.

Representations

Lonan Parish Commissioners recommend approval of the planning application.

Recommendation

For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted.

Party Status

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

Lonan Parish Commissioners

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 25.08.2009

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.

I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made: Permitted Date: ............................................... Signed: ............................................... Senior Planning Officer