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16/00818/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00818/B Applicant : Beach Investments Limited Proposal : Replacement of existing doors with upvc door and blockwork (retrospective) Site Address : Shore Hotel Old Laxey Hill Laxey Isle of Man IM4 7DA
Case Officer : Miss Abigail Morgan Photo Taken :
Site Visit : 26.10.2016 Expected Decision Level : Officer Delegation
Officer’s Report
1.0 THE SITE
1.1 The application site is the curtilage of The Shore Hotel, Old Laxey Hill, Laxey which is a two storey detached property situated to the southern side of the Laxey River. The building is used as a hotel and brewery. There is parking to the front of the property. A public footpath runs between the building and the river.
1.2 There are some traditional elements to the building, but it has had a number of unsympathetic alterations and extensions.
2.0 THE PROPOSAL
2.1 The application is for the replacement of pair of wooden gates with wall and single white upvc door (retrospective). At the time of the site visit the the wall surrounding the door had been rendered and painted white.
2.2 This is a retrospective application.
3.0 PLANNING HISTORY
3.1 The following applications are considered to material in relation to this application;
13/00153/B - installation of replacement doors in the west elevation and the north elevation. The doors are white uPVC. Permitted.
12/01414/B - installation of replacement doors in the west elevation and the north elevation. Conditioned to be brown. Pemitted.
4.0 PLANNING POLICIES
4.1 The application site is within an area zoned as "Mixed Use - Retail, Offices, Tourism" identified on the Laxey and Lonan Area Plan 2005. It is also within the Laxey Conservation Area. Given the nature of the application it is appropriate to consider General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007).
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16/00818/B
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4.2 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: 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;
4.3 Environment Policy 35 Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development.
5.0 REPRESENTATIONS
5.1 DOI Highways No Highways Interest. 18.08.2016.
6.0 ASSESSMENT
6.1 The application seeks approval for the removal of wooden gates, erection of rendered wall and installation of upvc door. The main issue to consider is the impact upon the character and appearance of Laxey Conservation Area and the building itself.
6.2 Although the change is prominent when viewed from the main public thoroughfares it is considered that the proposed development since having been painted to match the rest of the building would not have a harmful impact on the character and appearance of the Conservation Area.
6.3 It is considered that the principle of white upvc has been established with the previous approvals and as the door in white upvc matches that of those nearby, it is considered that it does not adversely affect the building.
6.4 Therefore it is considered that the proposals complies with parts (b), (c) and (g) of General Policy 2 and the requirements of Environment Policy 35.
6.5 As the works have been carried out no conditions are proposed.
7.0 RECOMMENDATION
7.1 For the above reasons the application is considered to be acceptable and is recommended for approval.
8.0 PARTY STATUS
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent; (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material , in this case, Department of Infrastructure Highway Services and (e) The local authority in whose district the land the subject of the application is situated.
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16/00818/B
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With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 31.10.2016
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
This approval relates to Location Plan and Photographs all date stamped received 15 July 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted
Date: 01.11.2016
Determining officer
Signed : S CORLETT Sarah Corlett
Senior Planning Officer
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