DEC Officer Report

Application No.: 19/00900/B Applicant: Mr Gordon & Mrs Gaynor Crowe Proposal: Window / doorway alterations, installation of cladding and creation of a pedestrian access Site Address: 19 Baldrine Park Baldrine Isle Of Man IM4 6DD Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 16.09.2019 _________________________________________________________________

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 approval relates to the submitted documents and drawings reference numbers GC-002-001 and GC-002-002 all received on 12th August 2019. _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 SITE - 1.1 The application site represents the residential curtilage of 19 Baldrine Park which is an existing detached dwelling situated on the western side of Baldrine Park. The property backs onto The Manx Electric Railway and the A2 to Laxey to the west, with the property located on a relatively large plot, which comprises a pitched roof bungalow with adjoining garage.

2.0 PROPOSAL - 2.1 The application seeks approval for the window / doorway alterations, installation of cladding and creation of a pedestrian access.

3.0 DEPARTMENT POLICIES - 3.1 The application site is located within an area of "Predominantly Residential Use" on the Laxey and Lonan, Local Plan (Map 2), 2005. The Isle of Man Strategic Plan 2016 contains one policy which is considered specifically material to the assessment of this current planning application; - 3.2 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."

Paragraph 8.12.1 - Extensions to Dwellings in built up areas or sites designated for residential use, is also considered relevant to this application;

"As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general".

4.0 PLANNING HISTORY - 4.1 There are a number of previous planning applications in association with the site which are considered relevant in the assessment and determination of this application: - 4.2 Alterations and erection of an extension to dwelling house - 09/01279/B - APPROVED - 4.3 Extension to front of dwelling - 01/02376/B - APPROVED - 4.4 Kitchen extension to replace porch - 98/02272/B - APPROVED# - 4.5 Construction of conservatory - 94/00311/B - APPROVED

5.0 REPRESENTATIONS - 5.1 Garaff Parish Commissioners have no objection (23.08.2019). - 5.2 Highway Services do not oppose (09.09.2019).

- 6.0 ASSESSMENT

6.1 The main issues are the potential visual impact of the development upon the landscape and individual dwelling and the potential impacts of neighbouring amenities Potential visual impact of the development upon the landscape and individual dwelling - 6.2 The works proposed are rather modest and would not involve the extension of the existing footprint, rather a re-organising the internal layout which consequently requires alterations of windows to the north-east (side window in new porch), south east (new front door) elevations and removal of a doorway to the south west elevation. The works also involve the installation of a roof light to the south west elevation. All the works are considered to be acceptable and comply with GP2. Potential impacts of neighbouring amenities - 6.3 The works will have little, if no significant impacts upon neighbouring amenities and therefore comply with GP2. Other matters - 6.4 The creation of a new pedestrian access raises no concerns.

7.0 CONCLUSION - 7.1 It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan for the reasons set out in this report, it is recommended that the application be approved.

8.0 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 a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.

Decision Made : Permitted Date: 26.09.2019 Determining officer

Signed : S CORLETT Sarah Corlett Principal Planner

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