DEC Officer Report

Application No.: 21/01445/B Applicant: Mr Mervyn Hill Proposal: Removal of existing windows and door and installation and bi fold doors to rear elevation. Site Address: Cronk-E-Chule Wheel Hill Laxey Isle Of Man IM4 7NL Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 04.01.2022 _________________________________________________________________

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 of the Isle of Man Strategic Plan 2016 and in turn the Residential Design Guidance 2021.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 29th November 2021:

• o Drawing No. 2021-094-101
• o Drawing No. 2021-094-102
• o Drawing No. 2021-094-103
• o Drawing No. 2021-094-104 _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

THE APPLICATION SITE

1.1 The application site is within the curtilage of Cronk E Chule, Wheel Hill, Laxey, which consists of a two storey detached property, and a two storey detached garage block. The property is situated across the Laxey River adjacent to the Laxey Wheel car park. THE PROPOSAL - 2.1 The current planning application seeks approval to replace a rear door and windows with bi-folding doors.

2.2 The application states that the installation of the doors is to provide improved accessibility and amenity. PLANNING HISTORY - 3.1 There is one previous application which was PA08/00127/B - Enlargement doors and creation of additional garage door to existing garage - Permitted. PLANNING POLICY - 4.1 The site lies within an area zoned as within an area "not zoned for development" on the Area Plan for the East. The site isn't within a Flood Risk Zone but is within a Conservation Area.

4.2 Given that the site is not designated for development consideration should be given to a number of policies within the Isle of Man Strategic Plan including Strategic Policies 1 and 5 which seek to make best use of existing developed sites and ensuring new development is of good design, Spatial Policy 5, General Policy 3 and Environment Policy 3 which all seek to protect the countryside for its own sake and in this specific case due the most relevant will be Strategic Policy 4 and Environment Policy 35 which seek to preserve or enhance the character and appearance of a Conservation Area and Housing Policy 16 in ensuring that development does not increase the impact of non-traditional properties when viewed by the public. - 4.3 Consideration should also be given for PPS 1/01 which provide guidance policies in respect of the alteration or replacement of windows and works in a Conservation Area. - 4.4 The principles of the Residential Design Guidance 2021 which sets out a number of general development standards for alterations to existing dwellings including neighbouring amenity is a material consideration.

4.4 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation. REPRESENTATIONS - 5.1 The following representations can be found in full online;

5.2 Highway Services have considered the proposal and state "No Highways Interest." (02.09.21)

5.3 Douglas Corporation have considered the proposal and have no objections. (3.09.21) ASSESSMENT - 6.1 The main issues to consider in the assessment of this planning application are:

• - character and appearance (GP2, b,c)
• - impact on neighing amenity (GP2, g)
• - other matters (RDG, CP7, 11 & IP5)

- 6.2 CHARACTER AND APPEARANCE

• 6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.

• 6.2.2 In the case of this application the proposed works to change the existing door and windows with bi-folding doors to the rear of the property. Due to the topography of the land and the site itself the proposed works will not be seen from a prominent public view.

- 6.3 NEIGHBOURING AMENITY

6.3.1 With regards to neighbouring amenity, due to the topography of the land, the location of the works and the existing arrangement, there are no neighbouring properties which might be impacted by the works.

- 6.4 OTHER MATTERS

• 6.4.1 The proposed works are an extension to an already existing dwelling, situated to the rear, as such the works proposed are not expected to create any changes or new issues in respect of criminal actively and they are providing spread of fire. The proposal is not increasing any surface area of the dwelling, as such any water run-off will be dealt with as per the existing arrangement of the main dwelling. The proposed alteration will not increase water usage of the dwelling and therefore there are no new issues in this respect.

CONCLUSION

7.1 The proposed alteration is acceptable in terms of providing a suitable alteration to an existing residential property and as such complies with General Policy 2 and in turn the Residential Design Guidance 2021. 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 : 06.01.2022 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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