Officer Planning Report

Planning Report And Recommendations {{table:7782}} ### Considerations {{table:7779}} ### Written Representations None received at time of drafting report ### Consultations {{table:7780}} {{table:7781}}

Officer's Report

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 the alterations and extension of the dwelling and erection of garage block. PLANNING HISTORY

The application site has been the subject of a number of previous planning applications, one of which is considered specifically material to the assessment of this current planning application:

Planning application 08/01064/B sought planning approval for alterations and erection of extensions. This previous planning application was approved on the 1st August 2008.

Representations

The Department of Infrastructure Highways Division do not oppose the planning application.

Laxey Village Commissioners recommend that the planning application be approved.

Planning Policy

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."

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."

Paragraph 8.12.1 of the Isle of Man Strategic Plan 2007 states "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."

Assessment

The planning application seeks planning approval for the alterations and extension of the dwelling and erection of garage block. The proposal was the subject of pre-application discussion.

The application basically seeks planning approval for alterations and extensions that result in a smaller overall dwelling than was approved under previous planning application 08/01064/B. The considerations applied to the assessment of the previous planning application also apply to the consideration of this current proposal. The same conclusion that the proposed development does not unduly harm public amenity, private amenity or highway safety equally applies in this instance, especially given that the scale and extent of development is reduced. As such, the proposed development is concluded to accord with the provisions of General Policy 2 of the Isle of Man Strategic Plan 2007 and policy L/RES/PR/1 of the Laxey and Lonan Area Plan Order 2005.

It is recommended that the planning application be approved.

Party Status

It is considered that the following parties that made representations to the planning application should be afforded interested party status: Laxey Village Commissioners.

It is considered that the following parties that made representations to the planning application should not be afforded interested party status: The Department of Infrastructure Highways Division.

Recommendation

Recommended Decision: Permitted

Date of Recommendation: 03.06.2011

Conditions and Notes for Approval / Reasons and Notes for Refusal

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

• : 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 drawing no.s SH/AJ/SP1, STR/AJH EL1, SH/AJH EX FP1, SH/AJH EX EL1, SH/AJH EX RND, SH/AJH FP1 and SH/AJH/PM1 date stamped the 28th April 2011.

I confirm that this decision accords with the appropriate Government Circular delegating functions to the Senior Planning Officer. Decision Made : Permitted Date : 13 June 2011

Signed: Michael Gallagher Jennifer Chance Senior Planning Officer Delete as appropriate Signed: Michael Gallagher

Signed: Michael Gallagher Jennifer Chance Senior Planning Officer Delete as appropriate Signed: Michael Gallagher

Director of Planning and Building Control 3 June 2011 11/00610/B Page 4 of 4 Director of Planning and Building Control 3 June 2011 11/00610/B Page 4 of 4