DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 23/00330/B Applicant: Mr David Quirk Proposal: Installation of replacement window to existing garage and creation of garage to existing car porch. Extension to rear garden terrace, installation of windows and door to the rear, removal of timber cladding and replaced with cladding and render finish Site Address: Pine Lodge Baldhoon Road Laxey Isle Of Man IM4 7NA Planning Officer: Mr Peiran Shen Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 09.05.2023

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.

• C 2. Prior to the occupation of the roof terrace the 1.8m high hit and miss timber framed vision barrier as shown on drawing PL_255 shall be completed and retained thereafter. Reason: in the interest of neighbouring amenities.

This application has been recommended for approval for the following reason. This application is considered to comply with General Policy 2 and Environment Policy 42 of the Strategic Plan and the Residential Design Guide July 2021.

Plans/Drawings/Information;

This approval relates to the documents and drawing no. PL_250, PL_251 and PL_255 which have been received on 23rd March 2023.

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE SITE - 1.1 The site is Pine Lodge, Baldhoon Road, Laxey, a detached dwelling located on the south of Baldhoon Road.

2.0 THE PROPOSAL - 2.1 The proposed is alterations to the existing building and the extension of the existing sun terrace. - 2.2 The alterations include the replacing a front garage door with double casement window (for converting the garage to living accommodation), replacing the other front garage door with an up and over one, replacing the rear sliding door on the ground floor with windows and resizing an existing window, replacing floor-to ceiling windows on the west elevation with a top-hung casement window and replacing a window on the lower ground level with a French door. - 2.3 The alteration also include new render and cladding for the whole house. - 2.4 The proposal sun terrace has the same width as the house. It has a timber and rope balustrade. The existing glass door with be replaced with a window and two existing windows to the east will be replaced with a bi-fold door.

- 3.0 PLANNING HISTORY

3.1 There is no previous application considered materially relevant to this application. - 4.0 PLANNING POLICY Site Specific

4.1 The site is within an area designated as Predominantly Residential in the Area Plan for the East.

Strategic Policy

4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application:

• o Strategic Policy 3 and 5
• o General Policy 2 (b) (c) (g) (m) (n)
• o Environment Policy 42
• o Transport Policy 7
• o Appendix 7.6
• o Community Policy 7 and 10

PPS and NPD

4.3 There is no planning policy statement or national policy directive considered materially relevant to this application.

5.0 OTHER MATERIAL CONSIDERATIONS Legislation Strategy and Guidance

5.1 The Residential Design Guide (July 2021) contains the following policies that are considered materially relevant to the assessment of this current planning application:

• o Section 4.11 Roof Terrace, Balconies, Decking and Patios
• o Chapter 5 Architectural Details

• o Chapter 7 Impact on Neighbouring Properties

- 6.0 REPRESENTATIONS

6.1 Garff Commissioners has no objection to this application (14.04.2023).

6.2 DoI Highway Services does not oppose this application (05.04.2023). The comment states there is no significant negative impact upon highway safety, network functionality and /or parking. The comment also noted that the remaining garage is smaller than the recommended Manual for Manx Road's internal size of 6 x 3m but it would remain suitable for a small car and storage of bicycles and other items. - 7.0 ASSESSMENT Elements of Assessment

7.1 The key considerations in the determination of the application are its impact on the design of the house itself, on the character and streetscene of the area and on neighbouring amenities.

Design of the House Itself

7.2 The proposal is consider to have a neutral or positive impact on the character of the house. Character and Streetscene

7.3 The proposal is considered to have a neutral or positive impact on the character of the area. Neighbouring Amenities - 7.4 The sun terrace is not considered to have any overbearing or overshadowing impact on the neighbouring properties. - 7.5 The sun terrace is considered to have no additional overlooking impact. - 7.6 There are still two parking space remaining after removing the garage so there is no impact on parking.

- 8.0 CONCLUSION

8.1 The proposal is considered to comply with General Policy 2 and Environment Policy 42 of the Strategic Plan and the Residential Design Guide July 2021. Therefore, it is recommended for an approval. - 9.0 INTEREST PERSON STATUS

9.1 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 which 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. 9.2 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 a Principal Planner 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: 10.05.2023 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

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