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21/01221/B Page 1 of 5
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01221/B Applicant : Mr & Mrs Richard & Sarah Henthorn Proposal : Alterations and erection of an extension to existing dwelling with additional tourist use Site Address : Cranford Breeze Hill Laxey Isle Of Man IM4 7DL
Planning Officer: Mrs Vanessa Porter Photo Taken : 16.11.2021 Site Visit : 16.11.2021 Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 21.12.2021 __
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 complies with Environment Policy 35 and General Policy 2 of the Isle of Man Strategic Plan 2016 with regards to the proposed alterations and extension with the additional use of tourist accommodation complying with Business Policy 13.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 15th October 2021: o Drawing No. 21 1535 01 o Drawing No. 21 1535 02 o Drawing No. 21 1535 03 __
Interested Person Status - Additional Persons
Manx Utilities Authority have written in to raise comments regarding the site and should not be afforded interested person status as they have not raised material planning considerations as per Article 4(2) of the Department's Operational Policy on Interested Person Status (January 2020).
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Officer’s Report
THE APPLICATION SITE 1.1 The application site is the residential curtilage of Cranford, Breeze Hill, Laxey which is a property situated upon the South of Breeze Hill between The Cairns and Ballachrink Cottage.
1.2 Due to the topography of the site, whilst the property is single storey it is situated over different ground levels.
THE PROPOSAL 2.1 The current planning application seeks approval to do alterations to the main dwelling which include the increase in height, change of roof pitch and the erection of chimney stacks. The demolition of the existing side extensions and the erection of a single storey side extension to provide additional living space with the addition of raised decking.
2.2 The application also seeks approval to add the additional use of tourist.
PLANNING HISTORY 3.1 There are no previous applications identified on the site.
PLANNING POLICY 4.1 The site lies within an area zoned as Predominantly Residential on the Area Plan for the East, Map 7 - Laxey. The property is situated within a Conservation Area and whilst the site is not within a Flood Risk Zone it is noted that the roadway beside the site is within a Surface Water, High Likelihood Flood Risk Zone.
4.2 In terms of the Strategic Plan, Environment Policy 35 seeks to protect the character and appearance of the Conservation Area, Paragraph 9.5.8 and Business Policy 13 set out a general presumption in support of additional use of private dwellings for tourist accommodation providing it does not compromise the amenity of neighbouring properties. Environment Policy 23 address's changes to neighbouring amenity as a result of development and the general design standards as set out in General Policy 2 and the Residential Design Guide 2021 are to be taken into consideration.
4.3 Furthermore consideration shall also be given to Community Policies 7 and 11 in respect of reducing outbreak of fire and preventing criminal activity and Infrastructure Policy 5 in respect of water conservation.
REPRESENTATIONS 5.1 The following representations can be found in full online;
5.2 Highway Services have considered the proposal and they do not oppose. (08.11.21)
5.3 Garff Commissioners have considered the proposal and state they have no objection. (5.11.21)
5.4 Manx Utilities have commented that there is a low voltage overhead line located within the site and they have discussed it with the applicant. (11.11.21)
ASSESSMENT 6.1 The main issues to consider in the assessment of this planning application are:
6.2 CHARACTER AND APPEARANCE
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6.2.1 There is a general presumption in favour of extensions or alterations to existing properties as per Paragraph 8.12.1 of the Isle of Man Strategic Plan, where such works would not have an adverse impact on either adjacent properties or the surrounding area in general.
6.2.2 In the case of this application there was initial worry with how the proposed wood panelling and glazing would fit within the overall streetscene especially given that the property is highly visible from several parts of Laxey prom.
6.2.3 When looking at the overall area from a distance, Ballachrink Cottage can be seen above, which has a large glazed window, then there is Cranford and then the holiday cottages below which have a log cabin feel to them. When all of these items are taken as a whole the proposed works, whilst a modern extension upon a historic building, they should not impact the overall streetscene and settle within it well. Other items such as the replacement of tiles to slates and the zinc roof to the extension will also assist in the property into fitting within the streetscene.
6.2.4 Due to the topography of the land the decking will only be seen when going down Breeze Hill from either "Ballachrink Cottage" or "St Nicholas House" as such the impact from this will be minimal.
6.2.5 When looking at the impact of the works proposed on the building itself and the Conservation Area as a whole, it can be seen that the main property is still there and whilst the proposed works are not subordinate due to their overall size to the main dwelling they are acceptable in terms of form, mass and design and provides a suitable extension to an existing residential property. The complete change in materials and design assists in the original dwelling in being the main focal point of the property and as such the proposed works will preserve the Conservation Area as a whole.
6.3 NEIGHBOURING AMENITY 6.3.1 Firstly when looking at the proposal it is necessary to assess whether the extension to the site will create an issue with regards to neighbouring amenity. The main works proposed are situated to the South of the site. Ballachrink Cottage is situated to the East at a much higher topography than Cranford and situated more North as such there should be no impact upon Ballachrink Cottage from the works proposed.
6.3.2 Turning towards the properties situated below, it could be seen from the officers site visit that, the proposed works are situated further enough within the site that views of these properties was limited. The proposed decking could potentially move the viewing closer to the boundary but this will not create an impact due to the mature hedging and the topography of the site as a whole.
6.3.3 Secondly when looking at the proposal with regards to neighbouring amenity it is necessary to assess the proposed additional use as tourist accommodation. It is difficult to assess how an individual person would behave whether they be a tourist or permanent resident. As a tourist, a person may be out a lot of the time, but may also have greater late nights and be disruptive on return. On the other hand, permanent residents may be at home more of the time, but be more likely to invite friends or family over for dinner or parties that may be noisy. In general terms, however, the majority of people tend to behave well and raise no concerns, although there will always be a percentage that might not, whether they are a permanent resident or otherwise.
6.3.4 Business Policy 13 indicates that permission will generally be given for the use of private residential properties as tourist accommodation providing that it can be demonstrated that such use would not compromise the amenities of neighbouring residents. Generally due to the location of Cranford being so close to existing tourist units, the impact upon the neighbours
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would be minimal with the closest neighbour being Ballachrink Cottage, who are the applicants. As such it would be in their best interest to make sure any disruption to their amenity is sorted.
6.3.5 It is also necessary to assess the car parking available upon the site. Within the curtilage of the site there is one available car parking space, which whilst not the required two spaces, it is deemed acceptable due to the properties location to the main town centre and the local bus routes.
6.4 OTHER MATTERS 6.4.1 The proposed extension is to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal activity or spread of fire. The proposal whilst increasing the surface area of the dwelling it is expected that any water run-off will be dealt with as per the existing arrangement of the main dwelling. The proposed extension is increasing the floor area of the already existing rooms and is not adding any additional rooms which would increase the water usage of the dwelling and therefore there are no new issues in this respect.
CONCLUSION 7.1 The proposed extension will fit within the existing streetscene and preserve the Conservation Area whilst being acceptable in terms of its form, mass and design to the main dwelling by providing a suitable extension to an existing residential property which complies with Environment Policy 35 and General Policy 2. The proposed additional use of tourist is unlikely to affect the neighbouring properties and as such complies with Business Policy 13.
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 the Head of Development Management 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 : 21.12.2021
Determining officer
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Signed : S BUTLER
Stephen Butler
Head of Development Management
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