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                                                 15/00567/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No. : 15/00567/B Applicant : Laxey Village Commissioners Proposal : Erection of extension to existing shower block facilities Site Address : Laxey Camp Site Quarry Road Laxey Isle Of Man IM4 7DU

Case Officer : Miss Abigail Morgan Photo Taken :

Site Visit : 18.06.2015 Expected Decision Level : Officer Delegation

Officer’s Report

1.0 THE APPLICATION SITE

1.1 The application site comprises the curtilage of Laxey Camp Site, which is located on Quarry Road in Laxey. The current building sites in the north east corner of the site. The boundary in this area is a manx stone wall. Due to the levels difference the current building is approx. 1.2m above the top of the wall. The boundaries to the south, west and east are mature hedge/tree lines. The current building is white rough cast render.

2.0 THE PROPOSAL

2.1 The proposed development comprises the erection of a shower block extension to the existing shower block/office building. The proposal will provide 3 male and 3 female showers. It is 6.8m x 7m and height ranges from 2m adjacent to Quarry Road to 3.3m on the inside of the site, due to level changes. The interior level is to correlate to that of the existing facilities. It has a flat roof and materials to match the existing. Also shown on the plans in the insertion of new gate, for access to the gas store, in the existing stone wall.

3.0 PLANNING HISTORY

3.1 PA 88/4250/B - Additional shower block - Refused on design grounds.

4.0 REPRESENTATIONS

4.1 There were none received at the time of writing.

5.0 PLANNING POLICY

5.1 In terms of local plan policy, the application site is designated as open space for particular purposes - camping, under the Laxey and Lonan Area Plan Order 2005.

5.2 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. 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:

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                                                 15/00567/B
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(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; (e) does not affect adversely public views of the sea; (g) does not affect adversely the amenity of local residents or the character of the locality;

6.0 ASSESSMENT

6.1 The main issues are considered to be the impact on surrounding landscape and amenity of the neighbouring properties.

6.2 The proposed development is of a modest nature and will enhance the current facilities of the camp site. As it follows the form of the current building it will appear no greater in the landscape than it does currently. Due to the levels differences between the campsite and the properties on Quarry Road it is unlikely to adversely neither affect them nor affect their wider views.

6.3 The extension will be on an existing grassed area to the front of the current building, there is no loss of pitches as this area is not used due to levels and proximity to the existing building access point.

6.4 It is considered that the overall level of development contained within the proposal is relatively modest and that it has little impact outside of the application site. As such the proposal accords with the General Policy 2 of the Isle of Man Strategic Plan 2007.

7.0 RECOMMENDATION

7.1 It is therefore recommended that the planning application be approved.

8.0 INTERESTED PERSON 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: 24.06.2015

Conditions and Notes for Approval / Reasons and Notes for Refusal

C : Conditions for approval N : Notes attached to conditions

C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

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                                                 15/00567/B
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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. All external facing and roofing materials to be used shall match those of the existing building in respect of type, colour and texture .

Reason: In the interests of the character and appearance of the site and surrounding area

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This approval relates to Plans 14/2443/01, 14/2443/05, 14/2443/010 all date stamped as received on 21st May 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 : 25.06.2015 Determining officer (delete as appropriate)

Signed :...J CHANCE...

Jennifer Chance

Head of Development Management