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19/00507/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00507/B Applicant : Anthony & Patricia Bode Proposal : Installation of replacement roof tiles Site Address : Avoca Old Laxey Hill Laxey Isle of Man IM4 7DA
Planning and Enforcement Assistant: Miss Vanessa Wilson Photo Taken : 19.06.2019 Site Visit : 19.06.2019 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 20.06.2019 __
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 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
Plans/Drawings/Information:
This decision relates to the following plans and drawings, date stamped received on 2nd May 2019: o Site/Location Plan o Photos
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is the residential curtilage of Avoca which is situated at the bottom of Old Laxey Hill in the heart of Old Laxey.
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THE PROPOSAL 2.1 The current planning application seeks approval to replace the existing roof with Spanish slate to match what was existing.
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 Area Plan Order 2005. The site also lies within the Laxey Conservation Area. With regards to the Laxey and Lonan Local Area Plan Order 2005 there are two Policies which are relevant in this assessment, Policy L/RES/PR/1 and Policy L/CRB/PR/4.
4.2 Policy L/RES/PR/1 from the Laxey and Lonan Local Area Plan Order 2005 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."
4.3 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)."
4.4 In terms of the strategic plan policy of specific relevance to the assessment of this application is General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan 2016.
4.5 General Policy 2 of the Isle of Man Strategic Plan 2016 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
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(n) is designed having due regard to best practice in reducing energy consumption."
4.6 Environment Policy 35 of the Isle of Man Strategic Plan 2016 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 5.1 Highway Services have No Highways Interest in this application (17.05.2019).
5.2 Garff Commissioners have considered the proposal and have no objection (22.05.19).
ASSESSMENT 6.1 The property is situated on one of the main roads into Old Laxey and as such is in a very visible general public vantage point. With this in mind the new roof will need to either preserve or add to the character of the Laxey Conservation Area.
6.2 The proposed roof tiles would be similar in appearance to the existing roof and are likely to provide a constant and unbroken appearance through the property. The surrounding properties have slate or imitation slate roofs so the use of Spanish Slate will preserve the current Conservation area and it would be unlikely that there will be any impact on visual or other amenity from either of the neighbouring properties.
CONCLUSION 7.1 For the above reasons the proposal is considered to comply with the Laxey and London Area Plan Order 2005, 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) (No 2) Order 2013 (Article 6(4), 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 (d) Highway Services Division of Department of Infrastructure and (e) The local authority in whose district the land the subject of the application is situated.
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 in Article 6(4) who should be given Interested Person Status. __
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date : 21.06.2019
Determining officer
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Signed : S BUTLER
Stephen Butler
Head of Development Management
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