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24/00367/CON Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00367/CON Applicant : Mr Florian Harkort Proposal : Registered Building Consent for demolition elements to PA 24/00366/B Site Address : View Point Old Laxey Hill Laxey Isle Of Man IM4 7BT
Planning Officer: Hamish Laird Photo Taken : 09.05.2024 Site Visit : 09.05.2024 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 28.05.2024 __
Conditions and Notes for Approval
C : Conditions for approval N : Notes attached to conditions
C 1. The works hereby granted registered building consent shall be begun before the expiration of four years from the date of this consent.
Reason: To comply with paragraph 2(2)(a) of schedule 3 of the Town and Country Planning Act 1999 and to avoid the accumulation of unimplemented registered building consents.
This application has been recommended for approval for the following reason. It is recommended that the application for Registered Building Consent for the demolition elements related to PA 24/00366/B (which separately is considered to be acceptable), should be permitted. The proposals are considered to be in accordance with the Strategic Plan policies GP2 ii) and iii) and EP 35; and, Policies RB/3 and RB/5 of Planning Policy Statement 1/01 and are, therefore, acceptable.
Plans/Drawings/Information;
The development, hereby permitted, shall be carried out in accordance with the following approved drawings and details, namely:
Drawing No. 001 - Location and Site Plan both showing the site edged red; Drawing No. 050 - Proposed Site Plan; Drawing No. 100 - Proposed Ground Basement Floor Plan; Drawing No. 101 - Proposed First Floor Plan; Drawing No. 001 - Proposed First Floor Plan; Drawing No. 110 - Proposed Garage Plan and Elevations;
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Drawing No. 110 - Proposed Elevations and Section; Design and Access Statement;
All date stamped received on 28 March, 2024.
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Interested Person Status - Additional Persons
None. __
Officer’s Report
1.0 THE APPLICATION SITE
1.1 The application site is the residential curtilage of View Point, Old Laxey Hill, Laxey, a traditional bungalow with upper floor accommodation within the hipped, steeply pitched roof, and it has a 2-storey, flat-roofed element, circa. 1970's, attached to its NE side. Built in approx. 1934, it is located on the south-eastern side of the road, and its setting affords views of Laxey Beach, and Laxey Harbour and out to sea. The site also lies within the Laxey Conservation Area. The property has been extended to include a 2 storey, flat roof addition to the north-east of the original dwelling with lower-level basement store accommodation. Further smaller extensions were added in the late 1990's to provide an open porch and conservatory. A separate detached garage is located to the northern tip of the site. The Case Officer visited the site on 9/5/24.
2.0 THE PROPOSAL
2.1 This application for Registered Building Consent seeks approval for the elements of demolition associated with the corresponding application PA 24/00366/B for works including: "Installation of a replacement and remodelled pitched roof with a flue and a dormer to front elevation, removal of existing chimney, replacement of windows and doors with alterations to opening sizes, external redecoration of dwelling and garage and external landscaping". The elements of demolition involve: o The remodelling of the roof form allows for extension of the upper floor accommodation that provides much needed additional space. Elements to be removed include the existing roof, the flat roof over the 2-storey NW side extension; and, the existing porch on the roadside elevation. There would also be the replacement of existing external windows and doors. 3.0 PLANNING HISTORY
3.1 There is a corresponding application for development which is currently pending consideration. PA 24/00366/B - for works including: "Installation of a replacement and remodelled pitched roof with a flue and a dormer to front elevation, removal of existing chimney, replacement of windows and doors with alterations to opening sizes, external redecoration of dwelling and garage and external landscaping", at View Point, Old Laxey Hill, Laxey, Isle of Man IM4 7BT.
3.2 97/00968/B - Erection of open porch, Viewpoint, Old Laxey Hill, Laxey. - Alterations and erection of a two storey extension - Permitted - 6.10.1997.
3.3 99/01486/B - Erection of conservatory - Permitted - 21.12.1999
4.0 PLANNING POLICY
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4.1 In terms of local plan policy, the application site is in an area zoned as Predominantly Residential under the Laxey Proposals Map 7. The application site is within the Laxey Conservation Area.
4.2 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains two policies that are considered specifically material to the assessment of this current planning application:
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; (d) does not affect adversely the amenity of local residents or the character of the locality; (e) is designed having due regard to best practice in reducing energy consumption."
Environmental Policy 35 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."
5.0 REPRESENTATIONS
5.1 Garff Commissioners - Raises no objection. 22/5/24.
5.2 DOI Highways - 5.4.2024 - Highway Services HDC has no interest (NHI) in: 24/00366/B.
5.3 No neighbour representations had been received by the Report Drafting stage on 10/5/24. However, it is noted that neighbour representations had been received in relation to the corresponding 24/00366/B application - concerns raised will be addressed in the consideration of that application.
6.0 ASSESSMENT
6.1 Environment Policy 35 sets out the policy in regards to development within a Conservation Area. The policy states that development would only be permitted within a Conservation Area if the development would preserve or enhance the character or appearance of the area and the area is protected against inappropriate development.
6.2 The proposals involve the remodelling of the roof form allows for extension of the upper floor accommodation that provides much needed additional space. Elements to be removed include the existing roof, the flat roof over the 2-storey NW side extension; and, the existing porch on the roadside elevation. There would also be the replacement of existing external windows and doors.
6.3 The proposed works which mainly involve the roof of the dwelling would be visible from the road at Old Laxey Hill and from neighbouring properties opposite the site which are set at a higher level. It is considered that the works to demolish elements of the existing dwelling would have a minimal visual impact on the character and appearance of the CA as they would subsequently be replaced by new development subject to receiving planning permission) and
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would then be invisible from any observation form the nearest public vantage point on Minorca Hill.
6.4 As such this changes to the dwelling are not considered to specifically contribute to the overall character and appearance of the Conservation Area. It is separately considered that what is proposed in the PA24/00366/B application by way of works, extensions and improvements and changes to external windows and doors, it is considered that these proposed works would be acceptable and would not conflict with the requirements of General Policy 2 and Environment Policy 35 in the Isle of Man Strategic Development Plan 2016.
7.0 RECOMMENDATION
7.1 On the basis of the above it is recommended that the application for Registered Building Consent for the demolition elements related to PA 24/00366/B (which separately is considered to be acceptable), should be permitted. The proposals are considered to be in accordance with the Strategic Plan policies GP2 ii) and iii) and EP 35; and, Policies RB/3 and RB/5 of Planning Policy Statement 1/01 and are acceptable.
8.0 PARTY STATUS INTERESTED PERSON STATUS 8.1 By virtue of the Town and Country Planning (Registered Buildings) Regulations 2013, the following 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; (c) Manx National Heritage; and (d) The local authority in whose district the land the subject of the application is situated
In addition to those above, the Regulation 9(3) requires the Department to decide which persons (if any) who have made representations with respect to the application, should be treated as having sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application. __
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: 28.05.2024
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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