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19/00947/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00947/B Applicant : Mr Stephen & Mrs Andrea Gray Proposal : Blocking up of a doorway and creation of sliding doors to rear elevation Site Address : 2 Captains Hill Laxey Isle Of Man IM4 7AA
Planning and Enforcement Assistant: Miss Vanessa Wilson Photo Taken : 02.10.2019 Site Visit : 02.10.2019 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 29.10.2019 __
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 28th August 2019: o Drawing No. 1.7269-100 - Site & Location Plan o Drawing No. 1.7269-101 Rev A - Existing and Proposed layouts __
Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE 1.1 The application site is the residential curtilage of 2 Captains Hill, which is situated on Captains Hill, Laxey. The property is a split level three storey semi-detached property.
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1.2 The property backs onto the Laxey River and rear faces the Cooil Roi Elderly Persons Complex along Glen Road.
THE PROPOSAL 2.1 The current planning application seeks approval to replace the two windows to the lower ground floor level with a sliding door measuring 3.36m wide, the rear entrance will also have the installation of two stairs.
2.2 The application also seeks approval to remove a door to the lower ground floor level and finish the area with stonework.
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 Predominately Residential on the Laxey and Lonan Local Plan 2005, which has a policy which would be relevant due to the nature of this application. 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)."
4.2 The property is also within a Conservation area, given the nature of the application it is appropriate to consider General Policy 2, Environment Policy 35 of the Isle of Man Strategic Plan 2016 and Planning Circular 1/98.
4.3 General Policy 2 of the Isle of Man Strategic Plan 2016 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;
4.4 Environment Policy 35 which 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 1/98: The Alteration and Replacement of Windows Sets which states; Category b) Buildings in a Conservation Area "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 pattern and section of glazing bars and the same frame sections 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 Highway Services have No Highways Interest in this application (09.09.2019).
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5.2 No comments have been received from Garff Commissioners at the time of writing this report.
ASSESSMENT 6.1 The fundamental issues to consider in the assessment of the planning application are the potential impacts of the proposal on the character and appearance of No. 2 Captains Hill and the wider street scene.
6.2 It was noted during my site visit that the rear of No. 2 Captains Hill can only be seen from the upper end of Glen Road which is adjacent to the Laxey River and is a dead end road ending with the public garden with the Lady Evelyn Water Wheel. As such the works will be in view of the general public and tourists.
6.3 With regards to Environment Policy 35 it is necessary to deem whether the works proposed would preserve or enhance the character or appearance of the Area. The properties themselves are relatively modern having been built in the early 1990's, as such any architectural merit the properties bring to the conservation area will be minimal.
6.4. To the lower ground level the two semi-detached dwellings are clad in Manx Stone, which is a lovely feature when viewed from the rear and would want to be retained as much as possible, the removal of the windows and installation of rear sliding doors whilst they would remove a substantial amount of this stonework will lend themselves to mould in with the appearance of the property, as such the installation of sliding doors would have neutral effect on the Conservation Area.
6.5 With regards to the removal of the door to the lower ground floor level, this will also have a neutral effect on the Conservation Area with the particular area only being seen when travelling back out of the upper Glen Road dead end road. The removal of the wall and replacement with Manx stonework will create a more constant and unbroken appearance of the lower ground floor level.
CONCLUSION 7.1 For the above reasons the proposal is considered to comply with Laxey and Lonan Local Plan 2005 Policy L/CRB/PR/4, 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. __
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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: 30.10.2019
Determining officer
Signed : S CORLETT Sarah Corlett
Principal Planner
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