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21/01580/B Page 1 of 4
PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 21/01580/B Applicant : Mr Mark Marshall Proposal : Erection of extension with associated external landing and staircase Site Address : Laurel Bank Rencell Hill Laxey Isle Of Man IM4 7BJ
Planning Officer: Mrs Vanessa Porter Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 08.02.2022 __
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. The proposal complies with General Policy 2 of the Isle of Man Strategic Plan 2016 and in turn the Residential Design Guidance 2021.
Plans/Drawings/Information;
This decision relates to the following plans and drawings, date stamped received on 23rd December 2021; o Drawing No. M/9813/1 o Drawing No. M/9813/2 o Drawing No. M/9813/3 o Drawing No. M/9813/4 o Drawing No. M/9813/5
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21/01580/B Page 2 of 4
Interested Person Status - Additional Persons
Department for Infrastructure's Flood Risk Management Team should not be afforded interested person status as they are a Government Department which has not raised material planning considerations. __
Officer’s Report
THE APPLICATION SITE
1.1 The application site is within the curtilage of Laurel Bank, Rencell Hill, Laxey which is a three storey, end of terrace property situated to the West of Rencell Hill. Laurel Bank is one of two three storey properties which are situated within an area of two storey cottages.
1.2 Due to the topography of Rencell Hill, Laurel Bank and the surrounding properties have steep rear gardens. Laurel Bank specifically has a staircase which leads up to a large rear garden and parking. There are several separate terraced spaces at certain points within the rear garden.
THE PROPOSAL
2.1 The current planning application seeks approval for the erection of a ground floor extension to create an enlarged dining/breakfast area. The extension is to measure 2m by 2.45m, with a lean to roof type which fits into the existing roof. The extension will also include the installation of a galvanised landing/stairs which will go from the rear garden to a rear porch.
PLANNING HISTORY
3.1 The previous applications are not relevant in the assessment of this application.
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 not within a Conservation Area or a Flood Risk Zone.
4.2 Given the nature of the residential property and the land designation paragraph 8.12.1 and General Policy 2 from the Isle of Man Strategic Plan 2016 are most relevant to its assessment which set out the general standards towards acceptable development.
4.3 The recently released Residential Design Guidance 2021 is also a material consideration particularly those parts in respect of good neighbourliness and overlooking.
4.4 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 state "No Highways Interest." (13.01.22)
5.3 Garff Commissioners have considered the proposal and state they have no objection. (13.01.22)
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21/01580/B Page 3 of 4
5.4 DOI Flood Risk Management Division have written in to state they "Do not Oppose" (12.01.22)
ASSESSMENT
6.1 The main issues to consider in the assessment of this planning application are:
6.2 CHARACTER AND APPEARANCE
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 are two parts to assess with regards to character and appearance, firstly the proposed extension and then the proposed new staircase.
6.2.3 With regards to the proposed extension, due to the topography of the land and the space available to the property for an extension, the proposal fits within the existing dwelling and follows the roofline of the already in situ outrigger. As such the rear extension is acceptable in terms of its form, mass and design.
6.2.4 Turning towards the rear staircase, galvanised steel is not something which is uncommon within a residential property and as such the material is deemed acceptable. Whilst it is an unusual site, the overall impact of the staircase on the property itself and surrounding area would be minimal as due to the topography of the land and with it being situated within the rear of the property, the staircase will only be seen from a neighbouring point of view.
6.3 NEIGHBOURING AMENITY
6.3.1 With regards to neighbouring amenity, the proposed extension is not increasing any impact upon the neighbours due to the proposal facing a very large retaining wall, as such there will be a minimal impact from these works.
6.3.2 There is potential that the staircase could create additional perceived and actual overlooking due to their location upon the streetscene. The proposed staircase will directly overlook a flat roofed extension and a rear window to the property North of the site, Rencell House. Whilst this is the case, both of these outlooks can be seen from the staircase into the rear garden and from the first terraced part of the rear garden and as such the proposal is deemed not to be increasing the impact upon the neighbouring amenity above and beyond what is already in situ to warrant refusal.
6.4 OTHER MATTERS
6.4.1 The proposed works are an extension to an already existing dwelling, as such the proposal is not expected to create any changes or new issues in respect of criminal actively or spread of fire. The proposal whilst increasing the surface area of the dwelling, any water run- off will be dealt with as per the existing arrangement of the main dwelling. The proposed extension will not increase water usage of the dwelling and therefore there are no new issues in this respect.
CONCLUSION
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21/01580/B Page 4 of 4
7.1 The proposed extension and staircase are acceptable in terms of their form, mass and design by providing a suitable extension and staircase to an existing residential property and as such complies with General Policy 2 and in turn the Residential Design Guidance 2021.
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: 15.02.2022
Determining officer
Signed : C BALMER
Chris Balmer
Principal Planner
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