DEC Officer Report

Application No.: 21/00762/B Applicant: Mr Ian Paul & Mrs Rosemary Joy Jackson Proposal: Alterations including removal of existing windows and installation of replacement window and patio doors Site Address: Roseanne Minorca Hill Laxey Isle Of Man IM4 7DX Planning Officer: Mrs Vanessa Porter Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 05.08.2021 _________________________________________________________________

Conditions and Notes for Approval

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.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason. The proposal is considered to comply with General Policy 2 and Transport Policy 3 of the Isle of Man Strategic Plan 2016 and therefore acceptable.

Plans/Drawings/Information; This decision relates to the following plans and drawings, date stamped received on 24th June 2021:

• o Drawing No. 01
• o Drawing No. 02
• o Drawing No. 03 _______________________________________________________________

Interested Person Status – Additional Persons

None _____________________________________________________________________________

Officer’s Report

THE APPLICATION SITE

1.1 The site is the residential curtilage of Roseanne, Minorca Hill, Laxey which is situated to the Eastern side of Minorca Hill just below the Manx Electric Railway track. The property is situated to the end of a shared driveway which is used by "Brambles" and "Roseanne." - 1.2 Due to the topography of the site, the rear and side garden slope Northwards towards the MER track and is on several shallow levels. THE PROPOSAL

2.1 The application seeks approval for the alteration of the rear elevations to firstly to block up the existing kitchen window and install bi-fold doors and secondly to replace and existing window with bi-fold doors within the most North bedroom and a reduction in the en-suite bathroom window. - 2.2 The existing external stairs are to be altered slightly due to the proposed new bi-fold doors within the bedroom. PLANNING HISTORY

3.1 There are no previous planning applications identified on this site. PLANNING POLICY - 4.1 The site lies within an area zoned as "predominately residential" on the Area Plan for the East, Map 7, Laxey. The site is not within a Conservation Area, Area of High Landscape or Scenic Significance. Whilst where the works are being done is not within a Flood Risk Zone it is relevant to note that the rear garden is within a low likelihood, surface water area.

4.2 In terms of the Isle of Man Strategic Plan 2016, paragraph 8.12.1 states, "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." With this in mind the key policy for this application is General Policy 2, which states in part, "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:

• 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; g) does not affect adversely the amenity of local residents or the character of the locality;

• n) is designed having due regard to best practice in reducing energy consumption."

4.3 Also relevant is Transport Policy 3 which states, "New development on or around existing and former rail routes should not compromise their attraction as a tourism and leisure facility or their potential as public transport routes, or cycle / leisure footpath routes." - 4.4 The Department has published the Residential Design Guide (2021) which provides guidance in relation to impact on neighbours.

REPRESENTATIONS

5.1 Highway Services have considered the application and state, "No Highways Interest." (08.07.21)

5.2 Garff Commissioners have considered the application and have no objections. (15.07.21) ASSESSMENT

6.1 The proposed alterations are situated to the rear of the property and due to the properties overall shape and the topography of the surrounding area, the alterations would not result in an adverse impact on the overall street scene or neighbouring properties.

6.2 Turning towards whether there would be an effect on the MER with the proposed works, due to the topography of the site sloping towards the North, whilst there is potential that the proposed works will be seen from the MER these views will be fleeting and the proposed works are items which would normally be seen within a residential property as such there would be a minimal impact on the MER. CONCLUSION - 7.1 On balance and for the above reasons the proposal is considered to comply with General Policy 2 and Transport Policy 3 of the Isle of Man Strategic Plan 2016 and therefore acceptable. INTERESTED PERSON STATUS - 8.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.

8.2 The decision maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status.

Decision Made : Permitted Date: 10.08.2021 Determining officer

Signed : C BALMER Chris Balmer Principal Planner

Customer note

This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.