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PLANNING OFFICER REPORT AND RECOMMENDATIONS Application No.: Applicant: Proposal: Site Address: 14/00299/B Mr Callum Roberts Hutchinson Construction of raised decking to rear elevation of dwelling Nirvana Ramsey Road Laxey Isle Of Man IM4 7PY Case Officer: Photo Taken: Site Visit: Expected Decision Level: Mr Chris Balmer 08.04.2014 08.04.2014 Officer Delegation Officer's Report THE APPLICATION SITE The application site is the residential curtilage of Nirvana, Ramsey Road, Laxey which is a modern single storey detached bungalow located on the southern side of Ramsey Road. The site overlooks the Glen Road which runs through the centre of Laxey Village. 1.0 1.1 2.0 THE PROPOSAL 2.1 The application seeks approval for erection of raised decking to the rear elevation, The proposal would replace an existing smaller raised patio area which currently runs around the existing dwelling. The proposed decking would have a width of 16.5 metres, a depth ranging between 4.7 metres and 5 metres and a maximum height (including balustrades) of 4.1 metres. 3.0 PLANNING HISTORY 3.1 The previous planning application is considered relevant to the determination of this proposal: Erection of a replacement detached garage and extension of driveway - 11/01597/B -

• 3.2 Approved. 4.0 PLANNING POLICY 4.1 The site is designated within an "Area of Predominantly Residential Use" under the Laxey and Lonan Local Plan 2005. The site is not within a Conservation Area. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application: 4.2 General Policy 2 state: "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: (a) is in accordance with the design brief in the Area Plan where there is such a brief; respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; does not affect adversely the character of the surrounding landscape or townscape; does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; 4.3 (b) (c) (d) Page 1 of 4 14/00299/B 7 May 2014

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does not affect adversely public views of the sea; incorporates where possible existing topography and landscape features, particularly trees and sod banks; does not affect adversely the amenity of local residents or the character of the locality; provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; does not have an unacceptable effect on road safety or traffic flows on the local (e) (f) (g) (h) 0) highways; can be provided with all necessary services; does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; is not on contaminated land or subject to unreasonable risk of erosion or flooding; (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and is designed having due regard to best practice in reducing energy consumption." Q) (k) (1) (n) 5.0 REPRESENTATIONS 5.1 Laxey Commissioners have recommended an approval. Highway Services do not oppose. 5.2 ASSESSMENT The principle issues relate to the potential impacts upon neighbouring amenities (overlooking, loss of light and/or overbearing impact) by the development and the potential visual impacts upon the amenities of the street scene. 6.0 6.1 In relation to the built form and mass of the raised decking, it is considered its siting, height, size, and distance from neighbouring properties would all result in an appropriate form of development which wouid have no significant impacts upon the amenities of the occupants of the neighbouring properties, namely Hillside and Spring House, In relation to potential overlooking, resulting in a loss of privacy, whilst the proposal would increase the potential of overlooking into the side gable windows of Hillside, it was noted this was an existing situation and that a level of overlooking can already be achieved from the existing patio which runs around the dwelling. Accordingly, it is considered the proposal would not significantly affect the amenities of the occupants of Hillside to warrant a refusal on the grounds of loss of privacy. In relation to potential overlooking of Spring House, it was noted that the grounds levels of this neighbouring property where significantly above that of the application site. Therefore no overlooking from the proposal would occur. 6.2 In relation to the potential visual impact upon the street scene, the decking would not be especially apparent from public views, given it location to the rear of the dwelling. Distance views would be possible from the opposite side of the Laxey Valley; however, the scale, finish and position of the decking would not result in a prominent feature. Overall, it is considered that the overall level of development contained within the proposal is relatively modest and in keeping with the character of the dwelling, with suitably limited impact on the neighbouring properties. As such the proposal does not adversely affect public or private amenity and is therefore in accordance with General Policy 2 of the lOM Strategic Plan. 6.3 6.5 7.0 RECOMMENDATION 7.1 For these reasons the proposals is considered to comply with the relevant polices of the Strategic Plan and therefore recommended for an approval. 8.0 PARPf STATUS Page 2 of 4 14/00299/B 7 May 2014

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8.1 It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) (Nr2) Order 2013, paragraph 6 (4),and should be afforded interested party status: Laxey Commissioners DOI Highways Services Recommendation Recommended Decision: Permitted Date of Recommendation: 01.05.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. To comply with article 14 of the Town and Country Planning (Development Reason: Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals. This approval relates to Drawings reference numbers PD-001, PD-002, PD-003, PD-004, PD-005, PD-006 and PD-007 all received on 12th March 2014. I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control /Head of Development ManagemenV Senior Planning OfRcer. Decision Made: Permitted Date : Determining officer (delete as appropriate) Signed :... Chris Balmer Senior Planning Officer Signed :... Sarah Corlett Senior Planning Officer Signed : Signed : 7 May 2014 14/00299/B Page 3 of 4

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Michael Gallagher Jennifer Chance Director of Planning and Building Control Head of Development Management 7 May 2014 14/00299/B Page 4 of 4