DEC Officer Report

Application No.: 21/01553/B Applicant: Mr & Mrs Keith Sabey Proposal: Rear/side single storey extension to create utility room, associated internal and external works. Site Address: Cushag 10 Shore Road Laxey Isle Of Man IM4 7DE Principal Planner: Mr Chris Balmer Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 04.02.2022 _________________________________________________________________

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 considered the proposed works would preserve the character and appearance of the existing property and therefore also the Conservation Area and therefore the proposal would comply with General Policy 2, Environment Policy 35 of the Isle of Man Strategic Plan and Section 18(4) of the Town and Country Planning Act (1999) and the Residential Design Guide 2021.

Plans/Drawings/Information;

This approval relates to the submitted documents and drawing all received on 31.12.2021. _______________________________________________________________

Interested Person Status

Additional Persons

None _____________________________________________________________________________

Officer’s Report

1.0 THE APPLICATION SITE - 1.1 The application site is the residential curtilage of Cushag, 10 Shore Road, Laxey which is situated to the north east end of Shore Road near to the car park next to the promenade.

2.0 THE PROPOSAL - 2.1 The current planning application seeks approval to rear/side single storey extension to create utility room, associated internal and external works.

3.0 PLANNING HISTORY - 3.1 The previous planning application is considered to be specifically material in the assessment of the current application: - 3.2 Replace existing glazed conservatory roof with tiles - 20/01523/B - APPROVED - 3.3 Erection of a conservatory on side elevation - 07/01068/B - APPROVED

4.0 PLANNING POLICY - 4.1 The site lies within an area zoned as Mixed Use on the Area Plan for the East, Map 7, Laxey. The site is within a Conservation Area. - 4.2 Of specific relevance to the assessment of this application is General Policy 2 of the Isle of Man Strategic Plan 2016 which 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:

• 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 Environment Policy 35 states: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development." - 4.4 This echoes the policies of Planning Policy Statement 1/01 - Conservation of the Historic Environment of the Isle of Man. - 4.5 Section 18(4) of the Town and Country Planning Act (1999) states, "(4) Where any area is for the time being a conservation area, special attention shall be paid to the desirability of preserving or enhancing its character or appearance in the exercise, with respect to any buildings or other land in the area, of any powers under this Act".

5.0 REPRESENTATIONS - 5.1 Highway Services have No Highways Interest in this application (13.01.2022). - 5.2 Garff Commissioners do not object (13.01.2022).

6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are; (i) the impact of the proposed development on the character of Shore Road/individual property within a Conservation Area and (ii) potential impacts upon neighbouring amenities. IMPACT OF THE PROPOSED DEVELOPMENT - 6.2 The proposed extension in terms of; proportion, form, scale, size and overall design are all appropriate and in keeping with the existing property. The works would also go largely unnoticeable from Shore Road, being located to the side/rear. Overall, it is considered the proposed works would preserve the character and appearance of the existing property and therefore also the Conservation Area and therefore the proposal would comply with Environment

Policy 35 of the Isle of Man Strategic Plan and Section 18(4) of the Town and Country Planning Act (1999) and the Residential Design Guide 2021.

POTENTIAL IMPACTS UPON NEIGHBOURING AMENITIES

6.3 The property most likely to affect would be the neighbouring property Nr 9 to the northwest of the site. It is noted this dwelling has benefited from a two storey rear extension in the past, which projects significant further than the current proposal. There also does not appear to be any gable end windows which would be affected by the proposal. Accordingly, there would be little if any significant impacts to warrant a refusal.

7.0 CONCLUSION - 7.1 It is considered the proposed works would preserve the character and appearance of the existing property and therefore also the Conservation Area and therefore the proposal would comply with General Policy 2, Environment Policy 35 of the Isle of Man Strategic Plan and Section 18(4) of the Town and Country Planning Act (1999) and the Residential Design Guide 2021.

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 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 : 04.02.2022 Determining officer

Signed : S BUTLER Stephen Butler Head of Development Management

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