Planning Officer Report Recommendation

Application No.: 09/01735/B Applicant: Mr Peter Brown Proposal: Increase ridge height and creation of first floor of detached garage Site Address: Briardale, South Cape, Laxey, Isle Of Man, IM4 7HZ ### Considerations Case Officer : Mr A Holmes Photo Taken: Senior Planning Officer Site Visit: Senior Planning Officer ### Written Representations ### Consultations Consultee : Highways Division Notes : Do not oppose Consultee : Laxey Commissioners Notes :** Approve

Officer's Report

The Application Site And Proposed Development

The application site comprises the curtilage of a detached dwelling and adjoining land that is located in the Fairy Cottage area of Laxey.

The proposed development comprises the increasing of the ridge height of, and creation of a first floor within, an existing detached garage that is located to the rear of the dwelling.

Planning History

The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application.

Planning application 05/92195/B sought approval for alterations and extension to dwelling and construction of a double garage with new vehicular access. This previous planning application was approved on the 25th January 2006.

Representations

Laxey Village Commissioners recommend that the planning application be approved.

The Department of Transport Highways Division do not oppose the planning application.

Planning Policy

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."

In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered 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:

• (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."

ASSESSMENT

The planning application seeks approval for the proposed development comprises the increasing of the ridge height of, and creation of a first floor within, an existing detached garage that is located to the rear of the dwelling. The garage is currently part constructed.

In terms of impact the existing garage and proposed extension are not readily visible due to their position to the rear of the dwelling. An existing high boundary wall also limits the impact of the proposed extension on the amenity of the adjacent property. As such the proposal is considered to accord with the provisions of Policy L/RES/PR/1 of the Laxey and Lonan Area Plan Order 2005 and General Policy 2 of the Isle of Man Strategic Plan 2007.

It is recommended that the planning application be approved.

PARTY STATUS

It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:

Laxey Village Commissioners; and The Department of Transport Highways Division.

Recommendation

Recommended Decision: Permitted Date of Recommendation: 01.12.2009 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 drawing no.s SK/PB/02A, SK/PB/03, SK/PB/04 and SK/PB/06 date stamped the 23rd October 2009.

I confirm that this decision accords with Government Circular No 09/09 Delegation of functions, 10/09 Delegation of Functions (Development Procedure), GC No 11/09 (Advertisements) and GC No 12/09 (Registered Buildings) all to the Senior Planning Officer

Decision Made : Permitted

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