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20/01011/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 20/01011/B Applicant : Mr Gordon Cobb Proposal : Installation of two roof lights Site Address : Thie N Lhargee Rencell Laxey Isle Of Man IM4 7BN
Planning Officer: Mrs Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 16.10.2020 __
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. The works proposed are minor and comply with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016.
Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 3rd September 2020: o Site/Location Plan o Scaled roof plan o Existing photo of property and proposed photo with roof light mock up o details of the roof light to be installed __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE
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20/01011/B Page 2 of 3
1.1 The application site is the residential curtilage of Thie N Lhargee, formerly known as Holmlea situated to the north east of Upper Rencell just off Rencell Hill.
1.2 The main part of the dwelling is traditional in appearance with the two storey extension to the northern end of the property not reflecting the key traditional design features.
THE PROPOSAL 2.1 The current planning application seeks approval to install two additional rooflights onto the roof facing west which will measure 550mm by 778mm and are Velux Integra Electric Centre Pivot polyurethane roof window.
PLANNING HISTORY 3.1 The previous planning applications are not considered to be specifically material in the assessment of the current application.
PLANNING POLICY 4.1 The site lies within an area zoned as Predominantly Residential on the Laxey and Lonan Local Plan 2005, Laxey Map.
4.2 Of specific relevance to the assessment of this application is General Policy 2 of the Isle of Man Strategic Plan 2016 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: 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; n) is designed having due regard to best practice in reducing energy consumption."
4.3 The application site is also within a Conservation Area and as such Environment Policy 35 is a crucial policy: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character of appearance of the area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." This echoes the provision of Planning Policy Statement 1/01, policy CA/2, which states: "When considering proposals for the possible development of any land or buildings which fall within the conservation area, the impact of such proposals upon the special character of the area, will be a material consideration when assessing the application.
4.4 Due to the property being within a Conservation Area the Laxey and Lonan Local Plan 2005 has a policy which is relevant to this application L/CRB/PR/4 which states, "Where an area is designated as a conservation area, special attention must be paid during the consideration of all Planning Applications within the area, to the desirability of preserving or enhancing its character or appearance in accordance with the town and country planning act 1991 (12.(4))."
REPRESENTATIONS 5.1 Highway Services have No Highways Interest in this application (21.09.2020).
5.2 Garff Commissioners have considered the proposal and have no objection (12.10.20).
ASSESSMENT 6.1 The fundamental issues to consider in the assessment of the planning application are the potential impacts of the proposal on the character and appearance of Thie N Lhargee and the wider street scene.
6.2 When looking at the wider streetscene Upper Rencell is a mixture of styles of building with traditional structures being the most noticeable. Due to the topography of the main road in
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relation to Thie N Lhargee, the ground floor of the property is mostly below road level because of this the rear roof of the property can clearly be seen from the main road.
6.3 Whilst this will mean the proposal will be noticeable the rooflights themselves match the already existing roof light and due to their size and position should not impact on the overall building, as such the impact on the overall property or streetscene will be minimal.
6.4 Overall the works are minor given the scale of the property and as the main structure of the property is not to be affected by the works there will be a neutral effect on the Conservation Area as a whole.
6.5 Due to the location of the property, the topography of the main roadway and the position of the rooflights the neighbouring amenity of "Croit Kilvine," should not be affected.
CONCLUSION 7.1 For the above reasons the proposal is considered to comply with General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016 and therefore acceptable.
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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 23.10.2020
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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