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22 December 2014 14/01147/B Page 1 of 4 PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 14/01147/B Applicant : Mr Callum Roberts Hutchinson Proposal : Erection of detached garage with office accommodation below (amendment to PA 11/01597/B) Site Address : Nirvana Ramsey Road Laxey Isle Of Man IM4 7PY

Case Officer : Miss Laura Davy Photo Taken : 12.11.2014 Site Visit : 12.11.2014 Expected Decision Level :

Planning Committee

Officer’s Report

THE APPLICATION IS BEFORE THE PLANNING COMMITTEE FOR DETERMINATION AT THE REQUEST OF THE DEVELOPMENT CONTROL MANAGER.

1.0 THE SITE 1.1 The application site is the curtilage of Nirvana, Ramsey Road, Laxey which is a single storey detached bungalow situated to the south eastern side of the highway, the rear of the site abuts the Manx Electric Railway. The site slopes from the northern side towards the south resulting in the rear of the site being at a considerably lower level than that that is adjacent to the highway.

1.2 The site is accessed from the driveway which slopes downwards and around from the highway, this leads to the detached single garage which is adjacent to the bungalow.

2.0 THE PROPOSAL 2.1 The application seeks approval for the demolition and erection of a replacement garage with office accommodation below. A door would be installed in the side elevation of the lower ground floor of the garage and two windows would be installed in the rear elevation, as well as one at ground floor level, a garage door would be installed in the front elevation.

2.2 The ground floor aspect of the garage would be finished with timber cladding, with the lower ground floor finished with render.

3.0 PLANNING HISTORY 3.1 There was a previous application in 2011 for the erection of a replacement detached garage PA 11/01597/B. This application proposed a replacement for the existing garage but on the same footprint and without altering the size of the garage. This application was approved but has not been implemented.

4.0 DEVELOPMENT PLAN POLICIES 4.1 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 of The Isle of Man Strategic Plan (20th June 2007).

5.0 CONSULTATIONS/REPRESENTATIONS 5.1 Highway Services do not oppose in an email dated 22nd October 2014.

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22 December 2014 14/01147/B Page 2 of 4

5.2 Laxey Village Commissioners recommend approval of the application in a letter dated 15th October 2014.

6.0 ASSESSMENT 6.1 The key considerations in the determination of the application are impact on residential amenity, design and impact on street scene.

Impact on residential amenity 6.2 The replacement garage would be similar in height, size and scale to the existing garage. The proposal is for the erection of a garage with office accommodation below. Given that there would be no windows installed in the side elevation closest to Spring House it is considered that the proposal would not result in undue overlooking or loss of privacy.

6.3 The replacement garage would result in the garage appearing as a two storey property when viewed from the rear; there are no residential properties directly to the rear but there are properties on the adjacent side of the Manx Electric Railway. There would be two windows installed in the lower ground floor of the rear elevation of the garage, given that these windows would be at the same level as the rest of the bungalow it is considered that the proposed garage would not result in undue overlooking or loss of privacy to the neighbouring properties.

6.4 The existing neighbouring residential properties are a sufficient distance from the garage and therefore the proposed garage would not increase the impact of the development when viewed from the neighbouring properties in the vicinity.

Design 6.5 The design of the garage would result in the structure appearing two storey in height from the rear and remaining single storey when viewed from the front. The garage when viewed from the rear would not be of any particular architectural merit but neither would it be out of keeping with the existing bungalow. It is considered that the proposed development would be in keeping with the design of the existing bungalow. The rear of the property is visible from the MER track and also from across the valley from New Road. Given that the rear elevation of the proposed garage would be visible from the public thoroughfare discussion has taken place with the applicant's agent regarding the finish of the garage. The applicant is now proposing to finish the ground floor of the garage with Cedar boarding. It is considered that the proposed boarding would go some way to reducing the visual impact of the proposal from the public thoroughfares.

Impact upon street scene 6.6 The proposed development would not alter the appearance of the site when viewed from the highway given that it is set down quite significantly from the highway. The view would however alter when viewed from the Manx Electric Railway. As mentioned above the proposed development would be finished with Cedar cladding in order to reduce the visual impact of the proposal. It is considered that with time the cladding will silver thereby minimising the impact of the development as set against the landscape.

7.0 RECOMMENDATION 7.1 For the above reasons the application is considered to be acceptable and is recommended for approval.

8.0 PARTY STATUS 8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons: (a) The applicant, or if there is one, the applicant's agent;

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22 December 2014 14/01147/B Page 3 of 4 (b) The owner and the occupier of any land that is the subject of the application or any other person in whose interest the land becomes vested; (c) Any Government Department that has made written submissions relating to planning considerations with respect to the application that the Department considers material; (d) The Highways Division of the Department; and (e) The local authority, Laxey Village Commissioners in whose district the land the subject of the application is situated.

Recommendation

Recommended Decision:

Permitted

Date of Recommendation:

22.12.2014

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.

Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.

C 2. The garage with office accommodation hereby approved shall not be occupied at any time other than for purposes incidental to the residential use of the dwelling known as Nirvana and shall not be occupied as an independent dwelling unit.

Reason: To ensure proper control of the development and to avoid any future undesirable fragmentation of the curtilage.

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This approval relates to drawings PD-001, PD-002, PD-003, PD-004, PD-005, PD-006, and PD- 008 date stamped 2nd October 2014 and PD-007 Rev A date stamped 1st December 2014.

I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the appropriate delegated authority.

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22 December 2014 14/01147/B Page 4 of 4

Decision Made : Approved

Committee Meeting Date :12.01.2015

Signed : Laura Davy Presenting Officer

Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate

YES/NO