DEC Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATION

Application No.: 24/00152/B Applicant: Laxey And Lonan Sports Community Facilities Proposal: Replace 900mm wide window with 1300mm wide roller shutter Site Address: Laxey Football Club Glen Road Laxey Isle Of Man IM4 7AQ Planning Officer: Miss Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 05.03.2024

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.

This application has been recommended for approval for the following reason. The application accords with General Policy 2 (b, c, g) and Environment Policy 35 of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This approval relates to the following all date stamped received 02/02/2024

• o Drawing ref: 2 - site location plan
• o Drawing ref: 3 - existing
• o Drawing ref: 4 - proposed
• o Drawing ref: 4a - photographs
• o Roller shutter details _______________________________________________________________

Interested Person Status

Additional Persons None

Officer’s Report SITE

1.1 The application relates to the Clubhouse serving Laxey Football Club, Glen Road, Laxey. PROPOSAL - 2.1 Proposed is the replacement of a 900mm window with a 1300mm roller shutter. HISTORY - 3.1 There are no previous applications considered materially relevant. PLANNING POLICY - 4.1 The site lies within an area designated as 'Mixed Use' on the Area Plan for the East 2020 and within the Conservation Area and is recognised as being at a surface water flood risk. The site is alongside an area of registered trees.

4.2 The Isle of Man Strategic Plan 2016 contains the following policies considered materially relevant to the assessment:

• o Strategic Policies 3 and 5 - promote good design and use of local materials and character
• o General Policy 2 (b) (c) (g) - general standards towards acceptable development visual and neighbouring amenity
• o Environment Policy 13 - flood risk
• o Environment Policy 35 - preserve or enhance conservation area
• o Environment Policy 42 - promotes development taking account of locality in design.
• o Community Policy 7, 11 - prevent criminal activity and reduce spread of fire
• o Infrastructure Policy 5 - conserve the Island's water

5.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

5.1 Department of Infrastructure Highway Services - No Highways interest (09/02/2024).

5.2 No comments received from neighbouring properties. - 5.3 Comments were also sought from the following people but nothing received as of 05/03/2024:

• o Garff Commissioners
• o Manx National Heritage
• o DEFA Registered Buildings and Conservation Area team
• o DEFA Forestry

ASSESSMENT

6.1 The proposal relates to the existing football club building located within the Laxey Conservation Area (CA). The building itself is set back from the road with no neighbours or any trees to be affected as a result of the works. The building has pitched roofs and painted render walls features trying to mimic surrounding traditional properties although is clearly a later addition and not forming part of the historic character of the CA. There are a mix of windows and door openings across the building. The existing window to be replaced is not traditional and its replacement with a roller shutter hatch a feature which is perhaps not uncommon on such sports buildings like this would not make worse or result in any adverse visual impact to the existing building in line with General Policy 2 and the appearance of the building within the CA would not change and having an overall negligible impact on the streetscene and the wider character of the CA will be preserved in line with EP35.

6.2 The application has not been provided with any flood risk assessment however given the nature of the works being for a change from a window to a shutter that there would be no change to flood risk of the existing building compared to the existing situation as to warrant a concern in this case. CONCLUSION - 7.1 The proposal is considered to have an acceptable visual and amenity impact and not to result in any harm to the overall Conservation Area and not to result in any harm to trees or result in any increased flood risk beyond the existing situation. The application accords with General Policy 2 (b, c, g) and Environment Policy 35 of the Isle of Man Strategic Plan 2016. 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 the Head of Development Management 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 : 07.03.2024 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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