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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 20/00696/B Applicant : Mr David Quirk & Ms Paula Hopkins Proposal : Window alterations to both front and rear elevations Site Address : Pine Lodge Baldhoon Road Laxey Isle Of Man IM4 7NA

Senior Planning Officer: Mr Jason Singleton Photo Taken :

Site Visit :

Expected Decision Level : Officer Delegation

Recommendation

Recommended Decision:

Permitted Date of Recommendation: 18.08.2020 __

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. This planning application is recommendedfor approval as it would be an acceptable form of development that would not harm the use and enjoyment of neighbouring properties and would comply with the General planning policies of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information;

This approval relates to drawings referenced PL01 and PL02, date stamped received on 2 July 2020. __

Interested Person Status - Additional Persons

None __

Officer’s Report

1.0 THE SITE

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1.1 The application forms the residential curtilage of Pine Lodge, Baldhoon Road, Laxey. The property is a detached bungalow finished in stone rash rendered walls and a pitch tiled roof. The dwellinghouse has an attached flat roof car port and sunroom to the west elevation.

1.2 The property sits within a small hamlet comprised of detached properties within their own plots of land on both side of the road. The application site and those properties to the south of the main road are accessed off a separate service lane running parallel with the main road and set at a much lower level. The properties elevations facing the road could be viewed as the back of the property with the main elevation being to the south with views out and across the valley.

2.0 THE PROPOSAL 2.1 Proposed are a series of minor alterations specifically to; replacement windows to the rear elevation at first floor level, including a reduction in width of windows. On the front elevation; the replacement of the front door incorporating glazing side panels; and the installation of two smaller windows to replace the existing.

2.2 Part of the proposal is influenced from the reorientation of the internal layout to provide amended lounge, kitchen, dining area on the rear elevation and a revised utility room to the front elevation.

3.0 PLANNING POLICY 3.1 In terms of local plan policy, the application site is within an area designated as being Predominantly Residential use under the Laxey and Lonan Area Plan Order 2005 Map No. 2. There is one policy within the written statement that accompanies the local plan, considered specifically material to the assessment of this current planning application.

3.2 Policy L/RES/PR/1 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.

3.3 Within the adopted Isle of Man Strategic Plan 2016, the following policies are considered to be relevant in the determination of this application:

3.4 General Policy 2 (GP2) (in part) 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;

3.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

3.5 Other Material Considerations The Department has recently published the Residential Design Guidance (March 2019) which provides advice on the design of new houses and extensions to existing property as well as

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how to assess the impact of such development on the living conditions of those in adjacent residential property.

4.0 PLANNING HISTORY 4.1 04/00847/B - Two storey extension to side of dwelling to provide additional living accommodation. Approved. 03/01675/B - Installation of patio doors to replace existing rear ground floor window. Approved.

01/02622/B - Erection of entrance porch to side of dwelling. Approved.

5.0 REPRESENTATIONS 5.1 Garff Commissioners were written to (17/07/20) and at the time of writing we have not received any comments.

5.2 Highways Services have commented (04/08/20) with no objection.

6.0 ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) visual impact of the proposed development; (GP2(b) & (c), RDG'19 (ii) the impact upon the amenities (overlooking, loss of light; over bearing impact, privacy and visual amenity) of the neighbouring properties. (GP2(g))

6.2 The proposed works are considered minor alterations to the external elevation which would see the window reveals being altered in size to accommodate larger frames of glass, mainly on the rear elevation. The proposals would be in keeping with the style and character of the property and deemed non-contentious with no loss of privacy to the neighbouring properties, over and above the existing level. The proposals would be read in accordance with GP2b,c and the RDG19.

6.3 The scope of works contained the existing elevations of the property would not be increasing the current built form and as the property sits lower than the highway, there are limited views of the properties elevations. It is not considered the proposal would be detrimental to the appearance or character of the property and any views would be read in the context of an existing residential building. It is considered the proposed development would not have a harmful impact on the character and appearance of the site or the surrounding area in general in accordance with GP2g.

7.0 CONCLUSION 7.1 For the above reasons, it is concluded that the planning application would not harm the use and enjoyment of neighbouring properties or the highway network and would comply with aforementioned planning policies of the Isle of Man Strategic Plan 2016, the Residential Design Guide 2019 and is recommended for approval.

8.0 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

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(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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted

Date: 21.08.2020

Determining officer

Signed : C BALMER

Chris Balmer

Principal Planner

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