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24/00427/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 24/00427/B Applicant : Mr Stephen Finnegan Proposal : Demolition & rebuilding of existing single storey extension Site Address : Inglenook Fairy Cottage Laxey Isle Of Man IM4 7BR
: Graham Northern Photo Taken : 01.05.2024 Site Visit : 01.05.2024 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 20.05.2024 __
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.
This application has been recommended for approval for the following reason. The application has an acceptable visual and amenity impact and accords with General Policy 2 and Transport Policy 3 of the Isle of Man Strategic Plan 2016 and meets with the principles of Community Policies 7 and 11, and the Residential Design Guide 2021.
Plans/Drawings/Information;
This approval relates to drawing numbers 1647-10, and a location plan all date received 09/04/2024.
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Interested Person Status - Additional Persons
None __
Officer’s Report
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24/00427/B Page 2 of 4
THE APPLICATION SITE 1.1 The application site is the residential curtilage of Inglenook, Fairy cottage, Laxey a detached dwelling sitting on a slope with its front elevation facing toward Laxey bay. Access to the property is from Fairy Cottage road which is a small single track route off Old Laxey Hill and nearest the top end junction with Fairy Cottage filling station.
1.2 The existing dwelling sits higher than Fairy Cottage road and below the MER tramlines which run directly behind the house.
1.3 Attached to the western side of the house and running along the rear boundary are a number of small extensions linking to the house including a central conservatory type structure and two smaller lean to tin roof extensions either side.
THE PROPOSAL 2.1 Proposed is the replacement of the existing three side extensions with one new consolidated side extension. The proposed extension is to be single storey and measuring approx. 13.1m long x 4.7m wide and is to be finished with a slate pitched roof, painted render throughout and with dark cladding and stone detail across the front elevation facing over the bay.
2.2 The extension is to have two roof lights on the front and rear roof slopes and four high level windows in the rendered wall facing the tramlines.
2.3 The extension is the same size in terms of length and width as an earlier permission reference 22/01493/B with the exception of some minor changes needed due to remedial works undertaken on the M.E.R tracks immediately to the rear of the application site, where ground levels have been raised. As a consequence, the approved scheme under 22/01493/B can no longer be built & the floor level is proposed to be raised to compensate, resulting in a nominal increase in the extensions front eaves & ridge height. Other alterations are to the windows / roof lights & the inclusion of a terrace to afford access from the garden.
2.4 The plans show the floor level raised by approx. 620mm to compensate for adjusted ground levels at rear of site for M.E.R works.
PLANNING HISTORY 3.1 There have been some other permissions however the most relevant is the permission referenced above (22/01493/B) which was for a similar proposal.
PLANNING POLICY 4.1 The site is designated as 'Predominantly Residential' on the Area Plan for the East. The site is not within a Conservation Area and not recognised as being at any flood risk on recent maps. In any assessment consideration shall be given to the general standards set out in General Policy 2 specifically visual impacts, neighbour amenity and highway safety. Consideration also to the Residential Design Guide 2021 and Community Policies 7 and 11 in respect of fire spread and community safety and Infrastructure Policy 5 in promoting water conservation. Minded of the tramline behind the house Transport Policy 3 is also relevant in ensuring that these rail routes and their attraction for tourism and leisure are not compromised.
REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
5.1 Garff Commissioners - no objections 22/05/2024
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24/00427/B Page 3 of 4
5.2 Department of Infrastructure Highway Services - Do not oppose (19/04/2024) - no interest
5.3 No comments received from neighbouring properties.
ASSESSMENT 6.1 The current application seeks to replace three existing structures that are of mixed size, style finish and physical condition, with one new consolidated extension. The new extension despite the raising of levels from the earlier permission retains a low level design which maintains its subordinate appearance to the main house, and seeks to introduce a continuous pitched roof which is to finished in roof materials in keeping with those on the main house. From the tramline the extension will appear fairly visually reserved with a rendered wall finish and 3 high level windows and 3 roof lights. This is not expected to result in any harm to the enjoyment of the railway line or from views from neighbours sitting at higher levels to the rear. From the front the extension is to comprise a mix of dark cladding and stone materials which will offer a visual break in the overall length of the extension along with the two small peaks above a window and patio doors and either side of the central bi-folding doors opening into the front garden area.
6.2 Overall, the existing extension situation is somewhat haphazard and is not visually appealing. The proposal to replace these extensions with one consolidated extension on the same footprint and keeping the low level design is considered to result in an overall visual improvement compared to the existing situation.
6.3 A previous permission permitted an extension of the same footprint and this new application merely seeks to remedy level differences and results in an increased finished floor level and roof height to that of the previous permission. The changes however are not considered to significantly harm the tramline setting or result in any significantly new or adverse neighbouring amenity impacts
6.4 The proposal is not expected to make worse or increase the existing risk of fire spread or community safety through criminal behaviour beyond the existing dwelling.
CONCLUSION 7.1 The proposed extension is considered to be acceptable and in accordance with General Policy 2 and Transport Policy 3 of the Isle of Man Strategic Plan 2016 and to meet with the principles of Community Policies 7 and 11 and with the Residential Design Guide 2021.
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
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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: 21.05.2024
Determining officer Signed : C BALMER
Chris Balmer
Principal Planner
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