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19/00523/B Page 1 of 3
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 19/00523/B Applicant : Mrs Jessica Webster Proposal : Erection of front porch extension Site Address : Vardale Croit E Quill Road Laxey Isle of Man IM4 7JH
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 8th May 2019: o Drawing No. JTM1908-P-00 - Site Location Plan o Drawing No. JTM1908-P-01 - Existing site plan, ground floor plan & Elevations o Drawing No. JTM1908-P-02 - Proposed site plan, ground floor plan, elevations, section A-A & Construction Notes
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Interested Person Status - Additional Persons
None __
Officer’s Report
THE APPLICATION SITE
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19/00523/B Page 2 of 3
1.1 The application site is the residential curtilage of Vardale, Croit-E-Quill Road, Laxey. The property is a semi-detached hipped roof bungalow.
1.2 The property site is accessed from Croit-E-Quill Road, where the property has one car parking space at road level and gives away steeply to the rear of the property onto Pinfold Lane.
THE PROPOSAL 2.1 The current planning application seeks approval to erect a porch extension to the front elevation abutting Croit-E-Quill Road. The porch extension is 1.1m x 3.5m and is accessed from the side elevation. The proposed extension is to be rendered to match the existing dwelling with a flat roof.
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 Local Plan 2005.
4.2 When looking at strategic plan policy the Isle of Man Strategic Plan 2016 contains two policies that are considered of specific relevance to the assessment to this application, General Policy 2 and Paragraph 8.12.1.
4.3 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: 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 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states, "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."
REPRESENTATIONS 5.1 Highway Services have No Highways Interest in this application (16.05.2019).
5.2 Garff Parish Commissioners have considered the proposal and have no objection (13.06.19).
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 Vardale and the wider street scene.
6.2 With regards to the existing dwelling, the proposed extension is to have a flat roof, with the elevation facing the roadside having a window instead of a door. The extension is also to be rendered to match the existing property all of which will have a minimal impact on how the property is viewed as a whole.
6.3 There are several extensions along the eastern side of Croit-E-Quill road of various shapes and sizes as such the proposed extension will not overly impact the streetscene. The existing
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19/00523/B Page 3 of 3
property also sits lower than the roadside and due to the road being one way with no stopping areas, apart from car parking on certain property's the character of the existing property and streetscene would not be significantly impacted.
CONCLUSION 7.1 For the above reasons the proposal is considered to comply with General Policy 2 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
Signed : S BUTLER
Stephen Butler
Head of Development Management
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