Officer Planning Report

Application No.: 09/00526/B Applicant: Dr Alan & Mrs Patricia Russell Proposal: Alterations, creation of replacement pedestrian access and erection of a porch Site Address: - Hillside - Ballaragh - Laxey - Isle Of Man - IM4 7PW ### Considerations Case Officer: Mr Chris Balmer Photo Taken: 05/05/09 Site Visit: 05/05/09 Expected Decision Level: Delegated Decision Senior DC Officer ### Written Representations ### Consultations Consultee: Highways Division Notes: do not oppose. Consultee: Lonan Parish Commissioners Notes:** Approve

Officer's Report

Site

The application site forms the residential curtilage of Hillside, Ballaragh, Laxey, which is a two-storey detached dwelling, located to the eastern side of the Ballaragh Road.

Land Use Zoing / Planning Policy

The application site is within an area recognised as being an area of 'predominately residential use', under the Laxey and Lonan Local Plan. The site is not within a Conservation Area.

• Laxey and Lonan Local Plan
• The Isle of Man Strategic Plan (20th June 2007)

Due to the zoning of the site the following policies are relevant for consideration:

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;

8 May 2009 09/00526/B Page 1 of 4

• (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.

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."

Planning History

The following previous planning applications which are considered relevant in the assessment and determination of this application:-

Alterations and extensions - 08/00393/B - APPROVED Approval in principle for demolition of existing garage and formation of car parking space and the siting of a split level dwelling in part of garden - 04/01601/A - REFUSED

Alterations and extensions - 95/00790/B - APPROVED Extension to provide additional living accommodation - 89/00354/B - APPROVED Approval in principle to demolition and erection of dwelling - 88/00832/A - APPROVED PROPOSAL The application seeks approval for alterations, creation of replacement pedestrian access and erection of a porch to the front elevation.

The proposed porch would have a width of 2 metres, a depth of 1.35 metres and a maximum height of 2.9 metres.

Representations

Lonan Parish Commissioners:- "Approve."

Highways Division:- "Do not oppose."

The Authority has received no privately written representations objecting to the application.

ASSESSMENT / RECOMMENDATION

The proposal would be a minor alteration to the existing dwelling given it size. The design of the porch has been designed to be in keeping with the character and appearance of the existing traditional dwelling.

The proposed new pedestrian access would be sited 9.5 metres south of the existing. The existing will be blocked up by Manx stone to match the existing wall. The Highway Division have no objection to the proposal. It is considered the proposal would have no adverse visual appearance upon the street scene, nor have an impact upon highway safety in this locality.

RECOMMENDATION

It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007) and Policy L/RES/PR/1, for the reasons set out in this report, accordingly, it is recommended that the application be approved.

PARTY STATUS

It is considered that the following meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Lonan Parish Commissioners Department of Transport Highways Division

Recommendation

Recommended Decision: Permitted Date of Recommendation: 08.05.2009 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 the alterations, creation of replacement pedestrian access and erection of a porch as proposed in the submitted documents and drawings 07 0286 04 and 07 0286 05 all received on 25th March 2009.

C 3. The external finishes of the extension must match those of the existing building in all respects. C 4. Within one month of the completion of the new pedestrian access permitted by this planning approval, the existing access is to be blocked up as indicated on drawing No 07028604.

I confirm that this decision accords with Government Circular No. 31/07 (Delegation of Functions to Senior Planning Officer)

Decision Made : Permitted Date : 12-MAY-2012

Signed : 01111111111 Senior Planning Officer