Planning Officer Report

Case Officer: Miss Melissa McKnight Photo Taken: Site Visit: 31.05.2012 Expected Decision Level: Officer Delegation

Officer's Report

The Application Site

1. The application site is the residential curtilage of Verndale, a two storey semi detached cottage sited on the north eastern side of Glen Road, Laxey. The application site is within a Conservation Area. The application site lies between the two sets of tram lines, heading in/out of Laxey towards Ramsey and in/out heading towards Douglas.

1. Glen Road is characterised by a number of traditional dwellings still comprising many traditional Manx features. The application site sits adjacent to a small terrace of two storey traditional detached Manx Cottages.

1. The existing dwelling has the appearance of two dwellings joined back to back, with the front and rear section both having the traditional pitched roof and end gable chimney stacks. The rear part of the dwelling is a modern extension that was put on the dwelling under PA 07/00199/B to provide additional living accommodation. The dwelling still has the feature of the traditional timber sliding sash windows with traditional Georgian glazing bars which adds character and quality to the existing dwelling and street scene.

The Proposal

1. This retrospective planning application seeks the approval for the removal of the front wall and extension of hard standing.

1. The vehicular access measures just under 5.6 metres whilst the length of the hard standing measures approximately 5 metres and is finished in tarmac.

Planning History

1. The application site has been the subject of two previous planning applications that are considered specifically material to the assessment of this current planning application:

PA 10/01378/B: Erection of a Wendy house with platform (part retrospective). This previous planning application was permitted.

Application No.:	12/00660/B
Applicant:	Miss Lisa Brain
Proposal:	Removal of front wall and extension of hard standing (retrospective)
Site Address:	Verndale
Glen Road
Laxey
Isle Of Man
IM4 7AN

PA 07/01310/B: Installation of a solar panel on roof. This previous planning application was permitted.

PA 07/00199/B: Alterations, erection of a two storey extension, amendments to vehicular access and creation of additional parking provision. This previous planning application was permitted.

1. There have been two properties within the locality that have been the subject of previous planning applications considered specifically material to the assessment of this planning application:

Veg Veen Cottage has been the subject of one previous planning application that is considered specifically material to the assessment of this planning application. PA 11/01275/B: Creation of off road parking and vehicular access. This previous planning application was refused on the grounds that the proposal would be detrimental upon the street scene and was therefore considered to have an adverse impact on the character and appearance of the Conservation Area.

Stream Cottage has been the subject of one previous planning application that is considered specifically material to the assessment of this planning application. PA 11/01077/B: Creation of vehicular access and alterations to existing outbuilding. This previous planning application was permitted.

Planning Policy

1. In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use within Laxey's Conservation Area under the Laxey and Lonan Area Plan Order 2005 Map No. 1. There are two policies within the written statement that accompanies the local plan, considered specifically material to the assessment of this current planning application:

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."

Policy L/CRB/PR/4 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)."

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two 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:

• (a) is in accordance with the design brief in the Area Plan where there is such a brief;

• (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;
• (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses;
• (e) does not affect adversely public views of the sea;
• (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks;
• (g) does not affect adversely the amenity of local residents or the character of the locality;
• (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space;
• (i) does not have an unacceptable effect on road safety or traffic flows on the local highways;
• (j) can be provided with all necessary services;
• (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan;
• (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding;
• (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and
• (n) is designed having due regard to best practice in reducing energy consumption."

Environmental 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."

Representations

1. Laxey Village Commissioners has no objections to the current planning application.
2. Highways Division have no objections to the current planning application.

Assessment

1. Given the nature of the planning application it is imperative to consider the impacts of the created area of hrad standing on the appearance of the existing dwelling and on the surrounding area and street scene of Glen Road.
2. Under PA 07/00199/B, the proposed vehicular access was to be widened with the retention of part of the existing boundary wall. However, the whole of the south west part of the front yard was removed and a full area of hard standing was created with the wall only retained to the south east part of the front boundary.
3. The section of the wall that was removed was wearing away and what looked like a part of the wall had been destroyed. It was considered that the part of the wall could not be satisfactory maintained without a complete removal and re-building scheme. The applicant has maintained part of the front wall and re-built the end pillars to provide an enhanced appearance to what was existing. The area of hardstanding is not judged to cause an adverse impact on the appearance of the existing dwelling. The remaining presence of the wall is in keeping and sympathetic to the existing

section of the wall as well as with the existing dwelling. The loss of the section of the wall is not judged to be detrimental to the character of the building.

1. There are a number of properties within the Glen Road area that have a mix of onsite parking provisions and others that rely on highway parking. Many of the properties are characterised by the low boundary wall with central entrance gate. However, on the basis that there is such a mix of frontage areas it is considered that the vehicular access and area of hard standing is not considered to have a harmful and damaging impact on the character and quality of the Conservation Area. After consulting with the Conservation Officer, who has viewed the plans, is happy with the proposal.

1. Overall, it is concluded that the planning application is in accordance with policies L/RES/PR/1 and L/CRB/PR/4 of the Laxey and Lonan Area Plan Order 2005 and General Policy 2 of the Isle of Man Strategic Plan 2007.

Recommendation

1. It is recommended that the planning application be permitted.

Party Status

1. The local authority is, Laxey Village Commissioners, by virtue of the Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5)(d), considered "interested persons" and as such should be afforded party status.

1. The Highways Division is part of the Department of Infrastructure of which the planning authority is also part. As such, the Highways Division should not be afforded separate party status.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 07.06.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals

C 1.

The development hereby permitted shall commence before the expiration of four years from the date of this notice.

C 2.

This retrospective approval for the removal of a front wall and extension of hard standing relates to drawing showing the location plan of Verndale, Glen Road Title and 1 x photograph showing the application site all date stamped 2nd May 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made : Permitted Date : 11 June 2012

Determining officer (delete as appropriate)

Signed : ... Anthony Holmes Senior Planning Officer

Signed : ... Michael Gallagher Director of Planning and Building Control

Signed : ... Jennifer Chance Development Control Manager