Officer Planning Report

Considerations {{table:307942}} {{table:307940}} ### Written Representations ### Consultations {{table:307941}}

Officer's Report

The Application Site

The application site is the curtilage of the La Mona Lisa Restaurant, Glen Road, Laxey, which is a two storey, attached property, located on a corner plot with the Glen Road located to the south and Minorca Hill to the north.

Planning Policy

The application site is within an area of 'mixed use' under the Isle of Man Planning Scheme (Laxey and Lonan Area Plan) Order 2005, hereafter referred to as the Laxey and Lonan Area Plan. The site is also within a Conservation Area.

• Laxey and Lonan Area Plan - L/CP/PR/1
• The Isle of Man Strategic Plan (20th June 2007) - General Policy 2

Planning History

The following previous planning applications which are considered relevant in the assessment and determination of this application:- Installation of a replacement hardwood front door - 05/92403/B – APPROVED Installation of extraction flue - 02/01678/B - REFUSED

Proposal

The application seeks approval for the installation of replacement shop windows. The proposal would replace the existing timber windows with uPVC Rosewood windows.

Representations

Laxey Commissioners:- "Approved"

The Authority has received no privately written representations objecting to the application.

Assessment

Due to the zoning and proposed use of the site the following planning policies are relevant:-

General

Policy 2: "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."

The proposal is a minor alteration to replace the three main restaurant windows. The major difference would be the removal of the panel window located on the corner, between the two larger windows.

After discussion with the Conservation Officer, he does not consider these smaller square panels are original, but have been added in the past. Accordingly the Officer has no objection to the proposal.

Overall, it is considered the proposal would be acceptable for the reasons given previously within this report, but also as the proposal would not result in any adverse visual impacts upon the appearance of the Conservation Area. Accordingly, the proposal would be appropriate in this location and therefore the application is recommended for an approval

Party Status

It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

The Department of Transport Highways Division

Recommendation

Recommended Decision: Permitted Date of Recommendation: 25.11.2008

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.

C 2. This approval relates to the installation of replacement shop windows as proposed in the submitted documents which are date-stamped 8th October 2008.

C 3. For the avoidance of doubt, planning permission hereby given relates only to windows 1, 2 & 3 as indicated within the submitted photographs.

I confirm that this decision accords with Government Circular No 32/07 (Delegation of Functions to Senior Planning Officer) and GC 33/07 for Advertisements.

Decision Made: Permitted Date: 26/11/08

Signed: _________________________ Senior Planning Officer