Officer Planning Report Recommendation

Planning Report And Recommendations {{table:198658}} ### Considerations {{table:198656}} ### Written Representations ### Consultations {{table:198657}}

Officer's Report

The Site

The application site represents the curtilage of an existing detached dwelling with large front and rear gardens at Harcroft, Old Laxey Hill in Laxey.

Planning Status

The application site is within an area recognised as being "Predominantly Residential Use" under the Laxey and Lonan Local Plan, 2005. In terms of local plan, Policy L/RES/PR/1 of the written statement that accompanies the Laxey and Lonan Local Plan is considered specifically material to the assessment of the planning application which 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."

Policy L/CRB/PR/4 is also considered relevant:

> "Where an area is designated as a Conservation Area, special attention must be paid during the consideration of all planning applications within the area, to the desirability of preserving or enhancing its character or appearance in accordance with the Town and Country Planning Act 1991 (12.(4)."

In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains one policy that is considered specifically material to the assessment of this current planning application. 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."

Planning History

The application site has had no previous planning applications which are considered relevant in the assessment and determination of this application.

The Proposal

The planning application seeks approval for the erection of a porch at the front elevation of the dwelling. This would involve the removal of the existing timber double doors and side windows and replacing it with a set of replica double doors in a style of brown woodgrain PVC matching the existing.

Representations

Laxey Village Commissioners recommend that the planning application be approved.

Assessment

The application site is located within an area of existing residential use under the Laxey and Lonan Local Plan, 2005. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the three policies identified earlier within the report (i.e. Policy L/RES/PR/1 and Policy L/CRB/PR/4 of the Laxey and Lonan Written Statement 2005 and General Policy 2 of the Isle of Man Strategic Plan 2007).

The proposed application is appropriate in terms of scale, design, appearance and impact on neighbouring properties. The change of material from wood to PVC does not warrant a refusal as the design and appearance would replicate the existing. The proposed application would not adversely affect the character of the surrounding landscape or townscape and respects the amenity of local residents and the character of the locality.

Recommendation

For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted.

Party Status

It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status:

Laxey Village Commissioners; and The Department of Transport Highways Division.

Recommendation
Recommended Decision:	Permitted
Date of Recommendation:	13.11.2008

Conditions and Notes for Approval / Reasons and Notes for Refusal

C: Conditions for approval N: Notes attached to conditions R: Reasons for refusal O: Notes attached to refusals

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 the submitted detail drawing of the porch and the photos received on 22nd September, 2008.

I confirm that this decision accords with Government Circular No 32/07 (Delegation of Functions to Senior Planning Officer) and GC 33/07 for Advertisements.

Decision Made: Permitted Date: 17/11/08

Signed: [Handwritten signature] Senior Planning Officer