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16/00092/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 16/00092/B Applicant : Mr & Mrs Paul McRuvie Proposal : Replacement of disused shop front window and door with a window, removal of an external ramp and erection of a boundary wall Site Address : Digby House Glen Road Laxey Isle Of Man IM4 7AF
Case Officer : Mr Jason Singleton Photo Taken : 09.02.2016 Site Visit : 09.02.2016 Expected Decision Level : Officer Delegation
Officer’s Report
APPLICATION SITE 1.1 The application site is the residential curtilage of Digby House, Glen Road, Laxey. The property is a detached two storey building which sits between the Laxey River and to the south of Glen road.
1.2 The front façade of the building features 4 windows at first floor of the same width but the two outer windows are tall we with curved tops to correspond with the render banding above. On the ground floor is an externally added porch with an apex roof and a window to the right hand side of the door. To the left hand side of the building are two tall windows with curved tops and a recessed doorway. Access to the doorway is via a concrete ramp with metal spindles and handrail.
THE PROPOSAL 2.1 Proposed are a series of modifications to the front elevation consisting of removal and blocking up of the former reveal which was a shop door and window 3.0m wide x 2.0m high with a new casement window of similar size to the adjacent ground floor window, constructed of hardwood timber framed casements with double glazed units coloured and finished to match the existing. A render band would be included above the new widow to match the existing; 2.2 Removal of the external ramp 4.7m long x .400m high and making goof the pavement; 2.3 To Construct a low boundary wall abutting the highway 600 high and to be of a solid construction with rendered finish and concrete cooping on top to correspond with the length of the building 15.0m long with a 1.5m opening opposite the front door with two pillars 1.0m high.
PLANNING HISTORY 3.1 01/01229/C - Change of use of ground floor workshop and shop to additional living accommodation.
88/01304/A - Approval in principle to erection of two storey craft shop, workshop and garage with living accommodation first floor. New access to highway. Land at Brookside, Glen Road, Laxey.
DEVELOPMENT PLAN POLICIES 4.1 In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Laxey and Lonan Area Plan Order 2005. Policy L/RES/PR/1 states:
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"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."
4.2 The application site is also within a Conservation Area. Policy L/CRB/PR/4 of the Laxey and Lonan Area Plan Order 2005 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)."
4.3 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains three policies that are considered specifically material to the assessment of this current planning application;
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; (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
4.4 Environment Policy 35 states: "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."
4.5 Planning Circular (Windows) Policy 1/98 "Buildings in Conservation Areas" states:
If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE THE SAME patterns and section of glazing bars and the same frame sections as the as the original windows.
Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in the construction"
REPRESENTATIONS 5.1 Laxey and Lonan Commissioners recommends a refusal because the board is of the opinion; in order to balance the appearance of the property a second window should be included to the left hand side of the ground floor of the front elevation (16.02.2016)
5.2 Highway services do not object (02/02/16)
ASSESSMENT 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character and appearance of the existing dwelling, (ii) the impact of the proposal on the street scene and that of the Conservation Area.
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16/00092/B
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6.2 The main alteration to the property would see the removal of the former shop window and the installation of a smaller window. The design, siting, and proportions of the proposed window would be in keeping and match the existing window on the ground floor north elevation. The window would be constructed of the same hardwood timber material and the same opening mechanism. To be in keeping the render band above the window would be included to add a degree of uniformity to the front façade. This aspect of the application would be unobjectionable.
6.3 The removal of the ramp and installation of a boundary wall would be of the same proportions with the boundary wall opposite, except the finish here is to match the house. This aspect is deemed to respect the main dwellinghouse in terms of the siting and scale which appears to be of a high quality. As such this element of the proposal is deemed acceptable.
6.4 Following the commissioners comments of 16.02.16, the applicants agent commented to say;
"The proposal by Laxey Commissioners to install an additional window to the side of the front door we feel is inappropriate as the area behind the window is a small cupboard, however, the position of the proposed additional window (as recommended by Laxey Commissioners) to the left hand side of the front door will involve breaking through a Manx stone wall to form the opening and will require considerable work and additional cost to ensure the structure above the window opening is not adversely affected. These costs have not been allowed for in the current works budget".
6.5 In considering the application and the commissioner's comments, the commissioners did not oppose the specific elements of the application only sought for the inclusion of an additional window on the front elevation. Taking on board the agents comments, in this case, there is some subjective design merit for the symmetry of the windows, but as the property is unique in the street scene as it was only being built in the late 80's, not having the inclusion of a window to the left hand side of the door is not a strong enough reason to refuse the application when it accords to the basis of the aforementioned policies. On balance it is viewed the application on a whole has benefits to the application site and the street scene as it seeks to enhance both aspects in a manner that compliments its surroundings.
RECOMMENDATION 7.1 Overall, it is concluded that the planning application is in accordance with aforementioned General Policies of the Isle of Man Strategic Plan 2007 and is recommended for approval.
INTERESTED PERSON STATUS 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services, and the Local Authority in whose district the land the subject of the application sits.
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 15.03.2016
Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions
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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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to drawing numbers; P-01 date stamped 27th January, 2016.
I can confirm that this decision has been made by the Director of Planning and Building Control in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 16.03.2016
Determining officer
Signed : M GALLAGHER
Michael Gallagher
Director of Planning and Building Control
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