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THE APPLICATION SITE AND PROPOSED DEVELOPMENT The application site comprises the curtilage of a detached dwelling that is located in the Fairy Cottage area of Laxey. The proposed development comprises of the alteration and extension of the dwelling. PLANNING HISTORY There are no previous planning applications that are considered material to the assessment of this current planning application. REPRESENTATIONS
Laxey Village Commissioners object to the planning application on the grounds that they consider the proposed design to be out of keeping with the surrounding area.
The Department of Transport Highways Division do not oppose the planning application. The Isle of Man Fire and Rescue Service express an interest in the planning application. PLANNING POLICY
In terms of strategic plan policy, although the Isle of Man Strategic Plan contains policies identifying general planning considerations that are applicable to the assessment of a planning application it is considered that there are no specific policies within the plan that are material to the assessment of this current planning application.
In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Laxey and Lonan Area Plan Order 2005. Policy L/RES/PR/1 states:
"Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential. In particular, in the case of Agneash no further dwellings will be approved although, as will be the case in areas zoned as residential, alterations and extensions to existing property may be accepted if such proposals are sympathetic to the character and appearance of both the building to be altered and the surrounding area in general."
The planning application seeks approval for the alteration and extension of the existing dwelling contained within the application site. The proposed development was the subject of on-site pre-application discussions with the applicant.
In terms of principle it is relevant to have regard to the predominantly residential land use designation of the application site under the Laxey and Lonan Area Plan Order 2005. Given this designation it is concluded that there are no planning policy reasons that prevent or limit the alteration and extension of the dwelling. The size and design of the alteration and extension is not constrained in the same manner that dwellings within the countryside are. Rather, the purpose of the planning application to assess the impact of the proposed development on the surrounding area. Although it is considered reasonable to say that the proposed alterations and extensions are extensive the position of the application site and setting of the existing dwelling below the surrounding residential properties means that the impact of the proposed development on those properties is suitably limited. Furthermore, the size of the application site is sufficient to suitably accommodate the proposed development.
Overall, it is considered that the proposed development accords with the relevant land use designation and does not adversely affect public or private amenity. Accordingly, the proposed development accords with policy L/RES/PR/1 of the Laxey and Lonan Area Plan Order 2005 and it is recommended that the planning application be approved.
It is considered that the following parties that made representations to the planning application meet the criteria of Government Circular 1/06 and should be afforded interested party status:
It is considered that the following parties that made representations to the planning application do not meet the criteria of Government Circular 1/06 and should not be afforded interested party status:
Recommendation
Conditions and Notes for Approval / Reasons and Notes for Refusal
C 1.
The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2.
This approval relates to drawing no.s SH/AJ/SP1, SH/AJH/PM1, SH/AJHFP1, SH/AJHPR01 and SH/AJHEL1 date stamped the 27th May 2008.
I confirm that this decision accords with Government Circular No 44/05 (Delegation of Functions to Director of Planning and Building Control)
Signed : ................................................................................................................................................................
M. I. McCauley Director of Planning and Building Control
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