Planning Officer Report Recommendations

Case Officer: Mr Chris Balmer Photo Taken: 23.10.2012 Site Visit: 23.10.2012 Expected Decision Level: Officer Delegation

Officer's Report

The Site

1. The application site is the curtilage of Glevum, The Promenade, Laxey - a single storey detached dwelling situated to the north western side of the promenade. To the rear of the application site are the neighbouring properties Harbour View and Mariners House which are both three storey detached properties.

1. The closest of the neighbouring properties is Harbour View which is approximately 5m from the rear boundary of the application site and approximately 10.5m from the rear elevation of the property. Mariners House is approximately 5.5 metres from the rear boundary of the application site and approximately 12m from the rear elevation of the property.

1. The dwelling is of a 1930's design with a flat roof and a curved wall at the front. The existing windows and doors are fairly typical for this style of house. There is currently no existing off street parking within the curtilage of the application site.

The Proposal

1. The application seeks approval for the erection of an extension to the rear of the dwelling. The extension would measure approximately 29sqm to provide additional living accommodation in the form of a bedroom with en suite bathroom. The extension would be finished to match the existing dwelling.

1. The extension would project towards the rear of the site by approximately 3.8m, there would be a window in the rear elevation which would serve the en suite bathroom. There would be a window in the side elevation which would serve the additional bedroom.

1. The submission also proposes to form a new access along the southern boundary of the site which would access onto a new hard standing area providing off street parking which currently does not exist.

1. Also proposed is the creation of a front porch. This would be a very simple design finished with a flat roof to respect the existing dwelling.

1. The submission is in response to a previously refused application (11/01696/B) which included a larger extension which accommodated a larger bedroom and a garage (55sqm).

Application No.:	12/01370/B
Applicant:	Mr David Corris
Proposal:	Alterations, erection of an extension, porch and creation of a vehicular access and hard standing
Site Address:	Glevum
The Promenade
Laxey
Isle Of Man
IM4 7DF

Planning History

1. The application site has been the subject of a number of previous applications the most recent being for the replacement front door in 2001. Before that there was an application for replacement windows. Both of these applications were approved. More recently a application for the alteration and extensions to the dwelling ((11/01696/B) was refused at appeal for the following grounds;

a) "The proposed development would result in a cramped appearance with inadequate space remaining around the dwelling at the rear of the site, and would thereby constitute overdevelopment of the site which would cause significant visual harm to the character and appearance of the area. It would as a result conflict with part (g) of General Policy 2 of the Isle of Man Strategic Plan and would also fail to either preserve or enhance the character or appearance of Laxey Conservation, contrary to Environment Policy 35 of the Isle of Man Strategic Plan."

b) The proposed development would cause significant harm to the living conditions of the occupiers of the adjacent dwellings at Harbour View and Mariners House, in terms of overbearing impact on outlook from the ground floors of those properties, contrary to part (g) of General Policy 2 of the Strategic Plan."

Development Plan Policies

1. The application site is in an area zoned as "Predominantly Residential" identified on the Laxey and Lonan Area Plan 2005. Given the nature of the application it is appropriate to consider General Policy 2 and Environment Policy 35 of the Isle of Man Strategic Plan (20th June 2007).

"General Policy 2; 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;

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 adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; e) Does not affect adversely public views of the sea; f) Incorporates where possible existing topography and landscape features particularly trees and sod banks; g) Does not affect adversely the amenity of local residents or the character of the locality;

h) 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;

i) Does not have an unacceptable effect on road safety or traffic flows on the local highways; j) Can be provided with all necessary services; k) Does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; l) 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 n) Is designed having due regard to best practice in reducing energy consumption."

"Environment Policy 35; 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."

Consultations/Representations

1. Highways Division do not oppose the application as it has no adverse traffic management parking or road safety implications.

1. Laxey Commissioners have recommend approval of the application.

1. Isle of Man Water and Sewerage Authority have no objections but have commented on the application.

Assessment

1. The main issues to consider in the assessment of the application are 1) Impact to the neighbouring properties 2) Impact to the character and appearance of the street scene 3) Impact to parking and highways.

Impact On The Neighbouring Properties

1. One of the previous concerns related to Harbour View and Mariners House, in terms of overbearing impact on outlook from the ground floors of those properties. The previous submission would have resulted in built development being located approximately 5m closer, with a overall width of 11.1 metres, to the properties at the rear of the application site. The new submission is a significant reduction with built development having a width of 7.5 metres and being 7 metres from the front elevation of Harbour View (albeit now not directly in front of this property compared to previous submission which would have been) and 8.5 metres from the front elevation of Mariners House. It is considered given the proposed extensions form, massing, and the distance being significantly reduced, the impacts upon the neighbouring rear properties would not be significant and overcome previous concerns.

Impact On The Character And Appearance Of The Street Scene

1. Again, there was concern previously of the size of the extension and resulting in a cramped appearance with inadequate space remaining around the dwelling at the rear of the site, and would thereby constitute overdevelopment of the site, detrimental to the area and Conservation Area. The site is in a prominent position along the promenade and the extension will be apparent from a number of public views. Consequently, any development to this site must be of an appropriate scale, design and size. The footprint of the extension has reduced by almost half and the design is in keeping with the existing property. Overall, it is considered this extension is modest in size and which would still retain an acceptable amount of open space around the dwelling.

1. It is considered that the proposed extension would be in keeping with the building and would preserve the character and appearance of the Conservation Area.

Impact On Parking And Highways

1. The previous scheme proposed the vehicular access to the southwest boundary, accessing the rear lane. As the submission no longer proposed the garage extension this new access has moved to the southeast boundary and would directly access onto the promenade instead.

1. The new access will serve an area of hard standing which runs along the southern gable end wall of the property and will provide at least one off street parking space which currently the property does not have, but relies on on-street parking along the promenade.

1. The Highways Division is satisfied that the access would not unduly harm the local residents or have a harmful impact on highway safety.

Recommendation

1. Overall, is considered the proposals would comply with the relevant polices of the Strategic Plan and therefore the application is recommended for an approval.

Party Status

1. It is considered that the following meet the criteria of Town and Country Planning (Development Procedure) Order 2005, paragraph 6 (5) (d) and should be afforded interested party status:

Laxey Village Commissioners

1. The Department of Transport Highways and Traffic Division is now part of the Department of Infrastructure of which the planning authority is part. As such, the Highways and Traffic Division cannot be afforded party status in this instance.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 23.11.2012

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 permitted shall commence before the expiration of four years from the date of this notice.

C 2. This approval relates to the alterations, erection of an extension, porch and creation of a vehicular access and hard standing as proposed in the submitted documents and drawings Drg 01 REV C, Drg 02 and Drg 03 all received on 10th October 2012.

I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.

Decision Made: Permitted Date: 26.11.12

Determining officer (delete as appropriate)

Signed: _________________________ Anthony Holmes Senior Planning Officer

Signed: _________________________ Sarah Corlett Senior Planning Officer

Signed : ... Michael Gallagher Director of Planning and Building Control

Signed : ... Jennifer Chance Development Control Manager