DEC Officer Report

Application No.: 21/01016/B Applicant: Serendipity Properties Ltd Proposal: Installation of a replacement front door Site Address: Andania Glen Road Laxey Isle Of Man IM4 7AB Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 27.09.2021 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The proposal complies with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 20th August 2021

• o Site/ Location Plan
• o Quotation showing proposed door _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report THE APPLICATION SITE

1.1 The application site is the residential curtilage of "Andania," Glen Road, Laxey which is a modern semi-detached property situated to the Northern end of Glen Road. The property is in close proximity to the Glen Road, Minorca Hill, Breeze Hill, Laxey Bridge crossroads. THE PROPOSAL - 2.1 The current planning application seeks approval to replace the front door with a three over three panelled door. The top two panels will be glazed, with the upper panel being squared and the second and third panels being rectangular. PLANNING HISTORY - 3.1 There are no previous planning applications identified on this site. PLANNING POLICY - 4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the East. The property is within a Flood Risk Zone and a Conservation Area.

4.2 Of relevance to the assessment of this application is General Policy 2 of the Isle of Man Strategic Plan 2016 which 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:

• 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; g) does not affect adversely the amenity of local residents or the character of the locality;

4.4 Also of relevance is Environment Policy 35 which states: 'Within Conservation Areas, the dep The application site is also within a Conservation Area and as such Environment Policy 35 is a crucial policy: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." This echoes the provision of Planning Policy Statement 1/01, policy CA/2, which states: "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application. REPRESENTATIONS - 5.1 Highway Services have No Highways Interest in this application (03.09.21).

5.2 No comments have been received from Garff Commissioners at the time of writing this report.

ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character of "Andania" and (ii) whether the proposed door will preserve or enhance the character or appearance of the Laxey Conservation Area. Also of relevance to consider against the assessment of this application is Environment Policy 35 and Planning Circular 1/98.

6.2 When looking at the proposed front door, the existing front door is not an appropriate style for the Conservation Area and as such the proposal to change the door to a more appropriate style will enhance the overall Conservation Area. CONCLUSION - 7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016, specifically

as it would preserve the Conservation Area and as such the planning application is recommended for approval.

INTERESTED PERSON STATUS

8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status

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 : 27.09.2021 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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