Planning Officer Report

Planning Officer Report And Recommendations {{table:23117}}

Officer's Report

The Application Site

1. The application site comprises the residential curtilage of a detached dwelling located on Laxey Promenade in Laxey.

The Proposal

1. The proposal comprises alteration of and the erection of a second floor extension onto the dwelling contained within the application site.

1. It is proposed to increase the height of the main body of the dwelling to match that of the rest of the dwelling. The proposed increase in ridge height is 2.1 metres. The proposal would result in a gable end of similar design to that found on the opposite end of the dwelling. The development will provide additional habitable accommodation.

Planning History

1. The application site has been the subject of a number of previous planning applications, the following of which could be considered specifically material to the assessment of this current planning application:

1. Planning application 06/01071/B sought planning approval for alterations and extensions to form additional living accommodation. This previous planning application was approved on the 22nd December 2006.

1. Planning application 11/00601/B sought planning approval for the erection of a replacement porch. This previous planning application was approved on the 16th June 2011.

Planning Policy

1. In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Laxey and Lonan Area Plan Order 2005. Policy L/RES/PR/1 states:

"Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential. In particular, in the case of Agneash no further dwellings will be approved although, as will be the case in areas zoned as residential, alterations and extensions to existing property may be accepted if such proposals are sympathetic to the character and appearance of both the building to be altered and the surrounding area in general."

1. The application site is also within a Conservation Area. Policy L/CRB/PR/4 of the Laxey and Lonan Area Plan Order 2005 states:

"Where an area is designated as a Conservation Area, special attention must be paid during the consideration of all planning applications within the area, to the desirability of preserving or enhancing its character or appearance in accordance with the Town and Country Planning Act 1991 (12.(4)."

1. In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application.

1. 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:

• (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."

1. Environment 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."

Representations

1. Laxey Village Commissioners recommend that the planning application be approved.

Assessment

1. The main considerations in the assessment of the proposed development are the effect on public amenity, the effect on the Conservation Area and the effect on private amenity.

1. In terms of effect on public amenity the proposed alteration and extension would result in a dwelling that is considered to be in keeping with the overall street scene. The gable end that results from the proposed development echoes the opposite end of the dwelling and the gable end of the adjacent dwelling also. In doing so the proposal is also considered to preserve the character and appearance of the Conservation Area.

1. In respect of the effect of private amenity the key issue is the overall increase in height. However, whilst the overall ridge height of the dwelling is increased through the proposed alteration and extension the impact of that on the adjacent property is lessened by the change from a gable ended arrangement, meaning that the new ridge position is actually further away from the adjacent property. Taking this into account it is considered that the impact the private amenity of the properties within the surrounding area is acceptable.

1. The proposal does not affect high safety or any other obvious material planning considerations.

RECOMMENDATION

1. It is recommended that the planning application be approved.

PARTY STATUS

1. It is considered that the following parties that made representations to the planning application should be afforded interested party status:

Laxey Village Commissioners.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 26.11.2012

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal

• : 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 drawing no.s 120915/1, 120915/2 and 120915/3 date stamped the 22nd 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 : 26.11.2012

Determining officer (delete as appropriate)

Signed : ... Anthony Holmes Senior Planning Officer

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

Signed : ... Sarah Corlett Senior Planning Officer

Signed : ... Jennifer Chance Development Control Manager