Officer Planning Report

Officer's Report

Application No.:	08/01594/B
Applicant:	Mr Mearyweather
Proposal:	Extensions to dwelling and creation of parking bay (comprising amendments to 06/01159/B)
Site Address:	Chris's Cottage Old Laxey Hill Laxey Isle Of Man IM4 7BS
Considerations
Case Officer:	Mr A Holmes
Photo Taken:
Site Visit:	15.10.2008
Expected Decision Level:	Delegated Decision Senior DC Officer
Written Representations
Consultations
Consultee:	Highways Division
Notes:	Do not oppose
Consultee:	Laxey Commissioners
Notes:	No objections
Consultee:	Drainage Division
Notes:	No objection

THE APPLICATION SITE AND PROPOSED DEVELOPMENT

The application site comprises the curtilage of a detached dwelling that is located on Old Laxey Hill in Laxey.

The proposed development comprises of the extension of the dwelling and the creation of a parking bay with new vehicular access onto the highway. The proposal represents amendments to the development permitted under previously approved planning application 06/01159/B.

Planning History

The application site has been the subject of a number of previous planning applications, one of which is considered to be specifically material to the assessment of this current planning application:

Planning application 06/01159/B sought approval for the extensions to the dwelling and the creation of parking bay and access onto highway. This previous planning application was considered and approved on the 21st September 2006, with the approval decision notice issued on the 25th September 2006.

Representations

Laxey Village Commissioners have no objections to the planning application. The Department of Transport Highways Division do not oppose the planning application. The Department of Transport Drainage Division have no objections to the planning application.

Planning Policy

In terms of land use, the application site is located within a wider area of land that is designated as being within predominantly residential use under the Laxey and Lonan Area Plan Order 2005. Policy L/RES/PR/1 of the plan 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 planning policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered 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."

ASSESSMENT

The proposed development comprises the extension of the dwelling and the creation of a parking bay with new vehicular access onto the highway. The proposal is effectively the same as that previously approved planning application 06/01159/B with the addition of three solar panels, the shortening of the conservatory and the inclusion of a basement area. As the changes do not result in the previously approved development being unduly harmful on public and private amenity it is considered that the proposed development is acceptable.

I recommend that the planning application be approved.

PARTY STATUS

I consider that all parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 20.10.2008 Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

20 October 2008 08/01594/B Page 2 of 3

0 : 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 1594/1 and M/91/1 date stamped the 13th August 2008. C 3. The external finishes of the extension must match those of the existing building in all respects. C 4. There must be no discharge of surface water to the main foul sewer.

I confirm that this decision accords with Government Circular No 31/07 (Delegation of Functions to Senior Planning Officer)

Decision Made : Permitted Date : Signed : Senior Planning Officer