DEC Officer Report

Application No.: 21/00841/B Applicant: Mr Phil O'Shea Proposal: Installation of a new door and replacement of existing window with 2 new windows Site Address: Maycroft Minorca Hill Laxey Isle Of Man IM4 7DN Principal Planner: Mr Chris Balmer Recommended Decision: Permitted Date of Recommendation: 16.08.2021 _________________________________________________________________

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.

It is concluded that the planning application accords with the provisions set out in General Policy 2 & Environment Policy 35 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2021.

Plans/Drawings/Information; This approval relates to the submitted documents and drawings all received on 19.07.2021. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Maycroft, Minorca Hill, Laxey which is a two storey property along the northern side of Minorca Hill. The existing property is roughly rectangular and has traditionally proportioned chimney stacks but squarer windows than would normally be found in a truly vernacular dwelling.

2.0 THE PROPOSAL - 2.1 The planning application seeks approval for the installation of a new door and replacement of existing window with 2 new windows.

3.0 PLANNING HISTORY - 3.1 There are no previous planning applications on this site which are considered relevant in the determination of the current proposal.

4.0 PLANNING POLICY - 4.1 The application site is within an area zoned as Predominantly Residential under the Area Plan for the East. The site is within a Conservation Area.

4.3 In terms of strategic plan policy, the Isle of Man Strategic Plan 2016 contains one policy that is considered specifically relevant to the assessment of this current planning application: - 4.4 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."

4.5 Residential Design Guide 2021

5.0 REPRESENTATIONS - 5.1 Garaff Commissioners comment "There were no objections to these proposals" (03.08.2021). - 5.2 Highway Services comment their is no highway interest (03.08.2021).

6.0 ASSESSMENT - 6.1 The key issue to considerer in the assessment of this planning application is the potential impacts upon the visual amenities of the street scene and impacts upon neighbouring amenities. POTENTIAL IMPACTS UPON THE VISUAL AMENITIES OF THE STREET SCENE

6.1 In relation to the installation of the door to front door (replacing an existing smaller door to lower ground floor), installation of a new single door to gable elevation (lower ground floor) and two new windows to rear elevation (first floor - replacing an existing larger window) it is

consider the works would preserve the Conservation Area and have little visual impact upon the street scene.

IMPACTS UPON NEIGHBOURING AMENITIES

6.2 The works will not introduced any feature (namely overlooking) which raise any concerns upon neighbouring amenities.

7.0 RECOMMENDATION - 7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2 & Environment Policy 35 of the Isle of Man Strategic Plan 2016 and the Residential Design Guide 2021 and as such the planning application is recommended for approval.

8.0 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: 26.08.2021 Determining officer Signed : J SINGLETON Jason Singleton Principal Planner

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