Officer Report

Application No.: 15/00096/B Applicant: Mr Paul Leneghan Proposal: Erection of storm porch to side elevation Site Address: Pinfold Cottage Pinfold Hill Laxey Isle Of Man IM4 7HN Case Officer : Mr Chris Balmer Expected Decision Level: Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site comprises the residential curtilage of Pinfold Cottage, Pinfold Hill, Laxey which is a traditional two storey detached dwelling, located next to the bend at the bottom of Pinfold Hill. Within the small grounds of the cottage is a holiday cottage, garage and holiday accommodation. There are neighbouring dwellings to either side and the site has a frontage with Pinfold Hill from which it is accessed.

2.0 PLANNING POLICY - 2.1 The application site is within an area of 'predominantly residential use' under the Isle of Man Planning Scheme (Laxey and Lonan Area Plan) Order 2005, hereafter referred to as the Laxey and Lonan Area Plan. The site is not within a Conservation Area. - 2.2 In terms of planning policy the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. - 2.3 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."

3.0 PROPOSAL - 3.1 The planning application seeks approval for the erection of storm porch to side elevation. The proposal would have a width of 2.6 metres, a depth of 1.4 metres and a maximum height of 2.6 metres.

4.0 PLANNING HISTORY - 4.1 There are a number of previous application which have been submitted in relation to this site, however, none are considered relevant in the consideration of this application.

5.0 REPRESENTATIONS - 5.1 Laxey Commissioners have recommended an approval (received on 24.09.2014). - 5.2 The Department of Infrastructure Highways Services (received on 10.09.2014) have no objection.

6.0 ASSESSMENT - 6.1 The principle issues relate to the potential impact upon neighbouring amenities by the development and the potential visual impacts upon the amenities of the street scene. - 6.2 Given the modest size of the proposed extension and its location, essentially central of the site surrounded by existing buildings, the proposal would have little or no visual impact upon the street scene or upon neighbouring amenities.

7.0 RECOMMENDATION - 7.1 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 the Lonan and Laxey Local Plan and General Policy 2 and Environment Policy 35 of the IOM Strategic Plan. Accordingly, the application is recommended for an approval.

8.0 PARTY STATUS - 8.1 In line with Article 6(4) of the Town and Country Planning (Development Procedure)(No2) Order 2013, the following Persons are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings relating to the application: the applicant or, if there is one, the applicant's agent; the owner and occupier of the land the subject of the application; Highway Services and the Local Authority in whose district the land the subject of the application sits.

Recommendation Recommended Decision: Permitted Date of Recommendation:

05.03.2015

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.

This approval relates to the Location and Site Plans and drawing reference numbers 1279.1 and 1279.2 all received on 28th January 2015.

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

Decision Made : Permitted Date : 13.03.2015 Determining officer (delete as appropriate) Signed :…………………………………….. Chris Balmer Senior Planning Officer Signed :…………………………………….. Sarah Corlett Senior Planning Officer Signed :………M GALLAGHER.. Michael Gallagher Director of Planning and Building Control Signed :…………………………………….. Jennifer Chance Head of Development Management