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24/00022/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00022/B Applicant : Mr Graham Burden Proposal : Removal of existing front walling and storage shed and formation of new garage / workshop adjacent to main dwelling. Existing parking to front of building to be retained Site Address : Brookside Glen Road Laxey Isle Of Man IM4 7AB
Planning Officer: Toby Cowell Photo Taken : Site Visit : Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 24.05.2024 __
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 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
C 2. No development shall commence until a schedule of materials and finishes to be used in the construction of the external surfaces, including the garage door, have been submitted to and approved in writing by the Department. The development shall not be carried out unless in accordance with the approved details.
Reason: In the interests of the character and appearance of the wider Conservation Area
C 3. The development hereby approved shall include appropriate flood risk mitigation measures, namely the installation of an Aquastop Door Guard, as confirmed in writing by the applicant on 05.04.2024. Such measures shall be installed prior to the occupation of the development and retained thereafter in perpetuity.
Reason: In order to reduce the risk of flooding.
This application has been recommended for approval for the following reason.
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24/00022/B Page 2 of 5
The proposed development is considered to constitute a good standard of design, making a more efficient use of the site by providing additional and enhanced residential accommodation, whilst ensuring that the character and appearance of the locality, including the wider Conservation Area, would be sufficiently safeguarded. The proposals are further considered to not result in a material impact upon the amenities of surrounding residential properties, whilst being further acceptable from a flood risk perspective. The proposals are therefore deemed compliant with General Policy 2 and Environment Policies 10, 35 and 42 of the Strategic Plan (2016).
Plans/Drawings/Information;
This approval relates to drawings and documents referenced;
BG-05 Revised proposed floorplans and elevations Received 08.05.24
Flood risk mitigation measures confirmation email Received 05.04.24
BG-01 RevA Existing plans and elevations BG-03 Location Plan BG-04 Proposed Block Plan BG-05 Existing block plan Received 10.01.24
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Interested Person Status - Additional Persons
It is recommended that the following Government Departments should be given Interested Person Status on the basis that they have made written submissions these do relate to planning considerations:
Flood Management Division (DOI) __
Officer’s Report
1.0 THE SITE 1.1 The application site relates to the two-storey semi-detached property of Brookside and its associated curtilage, situated on the southern side of Glen Road, Laxey. The property comprises one half of a pair of traditionally designed rendered semi-detached properties and is present on historic mapping from the 1860s. The site is bounded by the Laxey River to the south, and includes a small area of private amenity to the side (west) of the property which is occupied by a raised terrace.
2.0 THE PROPOSAL 2.1 Planning permission is sought for the erection of an attached single bay garage/work incorporating a dual pitched roof with a west facing gable to mirror the roof pitch of the main dwelling. The extension would be conjoined to the main dwelling by an open sided linked element including a north facing (roadside) wall and gate, but to be left open at the rear. It is noted that the proposals have been amended during the course of the application to change the roof pitched of the garage element to mirror that of the host dwelling.
3.0 PLANNING HISTORY
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3.1 23/01057/B - Construction and replacement of existing walls for the purpose of providing flood protection to Glen Road, Laxey - Pending consideration at the time of writing.
3.2 09/01520/B - Demolition of existing lean to porch, creation of off street parking space, erection of boundary walls, fencing and decking over yard area - Permitted
3.3 08/01355/B - Installation of replacement windows - Permitted
3.4 04/02165/B - Removal of part of front wall to provide off-road parking space on paved yard - Permitted
3.5 89/00834/B - Extension to provide extra living accommodation, also extension to porch
4.0 PLANNING POLICY 4.1 The application site is identified in Area Plan for the East as land zoned for 'predominantly residential' purposes within the settlement boundary of Laxey. The site is located within the Laxey Conservation Area and within an area of high flood risk.
4.2 The following policies from the 2016 Strategic Plan are considered pertinent in the assessment of this application;
Strategic Policy 2 Priority for new development to identified towns and villages 3 To respect the character of our towns and villages 5 Design and visual impact
Spatial Policy 3 Development in Service Villages
General Policy 2b,c,g General Development Considerations
Environment Policy 10 Development and flood risk 35 Development in Conservation Areas 42 Designed to respect the character and identity of the locality
Transport Policy 4 Highways safety
7 Parking
4.3 Residential Design Guide (2021) This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.
5.0 REPRESENTATIONS 5.1 Garff Commissioners - The visual impact of these proposals was considered. The consensus being that these would be minimal. There were no objections to this application. (09.02.24)
5.2 Highway Services - Development would have no significant negative impact upon highway safety, network functionality and/or parking. (02.02.24)
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5.3 Highways Drainage - Allowing surface water runoff onto a public highway would contravene Section 58 of the Highway Act 1986 and guidance contained in section 11.3.11 of the Manual for Manx Roads. The applicant should be aware of, and ensure compliance, with the comments above. (30.01.24)
5.4 Flood Risk Management - Note that the site is within an area of flood risk and therefore mitigation measures will be required as part of the construction. The applicant has noted that the proposed garage would include the use of aquastop doors as mitigation with the garage not be used as habitable accommodation. This will need to be conditioned. Confirmation has been provided that a flood risk assessment will not be required in this instance. However, the proposed floor risk defences to be undertaken by the DoI should not be relied upon 100% to safeguard the property, which applies to all properties along the riverside. It is requested that the applicant contact the DoI prior to the undertaking of works so that the DoI can liaise with their contractors will respect to the construction of the proposed flood defences. (18.04.24)
5.5 Manx Utilities Authority - On the basis that the applicant has confirmed that any surface water run-off would discharge directly into the river and not into the existing drainage system, MUA have confirmed they have no further comments to make. (15.04.24)
5.6 DEFA Fisheries - No objections. (19.02.24)
5.7 Registered Buildings Officer - No comments received at the time of writing.
5.8 Manx National Heritage - No comments received at the time of writing.
6.0 ASSESSMENT 6.1 The site falls within the settlement boundary of Laxey and an area zoned as 'predominantly residential' in the Area Plan for the East, where there is a general presumption in favour of extensions to dwellings provided such development would not have an adverse impact on the amenities of adjacent properties or the surrounding area in general.
6.2 The proposed works are considered to amount to proportionate additions to the existing property whilst being of an uncomplicated and sympathetic design, which would not detract from the character and appearance of the existing property or that of the wider streetscene. It is further noted that, notwithstanding the site's location in the Conservation Area, Glen Road displays a wider array of building styles, some of which are not of any particular architectural merit and indeed marginally detract from the character and appearance of the locality.
6.3 The proposals are considered to result in a neutral impact upon the character of the Conservation Area, by reason of their modest scale and conventional design, and are therefore deemed appropriate from a design standpoint. It is however considered necessary to control the final specification of materials in the context of the site's location in a Conservation Area, and in particular the garage doors.
6.4 It is recognised that the proposals would result in the reduction of private amenity space serving the existing property. However, it is considered that, given the modest size of the property, there would still remain a sufficient level of outdoor space to serve the dwelling, which would likely be increased should the works to the flood defences at the rear of the site come to fruition. No concerns are raised with respect to the impact of the proposals upon the amenities of neighbouring properties to either side.
6.5 The garage would comprise internal dimensions of 4.15m x 4.5m, and would therefore provide insufficient length to provide parking provision in accordance with adopted standards within the Manual for Manx Roads (MfMR). Nevertheless, it is understood that the garage/workshop would not be used for the parking of vehicles in any case, with the proposals
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noting the retention of a parking space situated parallel to the streetscene, to which Highway Services have raised no objection.
6.6 Matters relating to flood risk and drainage has been considered as part of the application, with the Flood Risk Management Division confirming they are content with the proposals in the basis that they would not provide habitable accommodation, whilst including appropriate mitigation measures to reduce the risk of flooding through the introduction of aquastop doors. Likewise, MUS have confirmed they are content with the proposals on the basis that surface water run-off would discharge into the adjacent river.
7.0 CONCLUSION 7.1 The proposed development is considered to constitute a good standard of design, making a more efficient use of the site by providing additional and enhanced residential accommodation, whilst ensuring that the character and appearance of the locality, including the wider Conservation Area, would be sufficiently safeguarded. The proposals are further considered to not result in a material impact upon the amenities of surrounding residential properties, whilst being further acceptable from a flood risk perspective. The proposals are therefore deemed compliant with General Policy 2 and Environment Policies 10, 35 and 42 of the Strategic Plan (2016), and recommended for approval.
8.0 INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
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 above 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 and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.
Decision Made : Permitted
Date: 24.05.2024
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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